My grandmother passed away six months ago and as sole heir and executor I was left the property in Brynmawr. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?
Where you intend to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
We are buying a flat in Brynmawr. I might seem paranoid but how we can trust a lawyer? On completion day we will need to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a terrace house in Brynmawr. Our aim is to convert the garage to a playroom at the house.Will legal investigations on the property include investigations to see if these alterations are prohibited?
Your solicitor will check the registered title as conveyancing in Brynmawr will occasionally identify restrictions in the title documents which restrict categories of changes or necessitated the consent of another owner. Certain additions call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I happen to be the sole recipient of my late father’s will and I have everything in my name alone, including the my former home in Brynmawr. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the lender as this obligation is chiefly there to pick up on subsales or the wholesaling and assigning of property.
I have a 4 bedroom Georgian property in Brynmawr. Conveyancing solicitor acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brynmawr and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.
Is it possible to switch solicitor as I have to find one who is on the HSBC Bank conveyancing list. I had appointed a family conveyancing solicitor in Brynmawr round the corner but he is not accepted by HSBC Bank
We will our best to assist in finding you a conveyancing solicitor in Brynmawr on the HSBC Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Brynmawr. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Brynmawr.
I am employed by a reputable estate agency in Brynmawr where we have experienced a number of flat sales jeopardised as a result of short leases. I have received conflicting advice from local Brynmawr conveyancing firms. Please can you shed some light as to whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Brynmawr - Examples of Questions you should consider before Purchasing
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It is important to be aware if redecorating or some other significant cost is due shortly that will be shared amongst the leaseholders and will materially impact the level of the service costs or necessitate a specific invoice. What is the service charge and ground rent on the flat? This information is helpful as a) areas can cause problems in the block as the common areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the running of the building you will need to know about it
One month into a sale of a flat in Brynmawr. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. To date we have issued a cheque for £225 for a leasehold management information and then a further £134.40 for additional queries supplied by the purchaser's lawyer.
Your property lawyer will unlikely have any control over the extent of the fee for this information however the typical fee for the information for Brynmawr leasehold property is £360. When it comes to Brynmawr conveyancing transactions it is usual for the owner to cover the costs. The freeholder or their agents are not duty bound to address these questions most will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no statute that mandates set fees for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.