My uncle passed away six months ago and as sole heir and executor I was left the property in Camelford. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
We are due to move property in April. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Camelford. Conveyancing firm was organised before I stumbled across your page.
On the day of completion you will need to collect the house keys from your property agent but this can only be done when the sellers conveyancers inform the agent that they have the completion monies and the keys can be given over. After that you will need to advise the removal men that they can start moving you in. We do not recommend a particular removal company but can assist you in finding a conveyancing in Camelford or a lawyer with expertise in conveyancing in Camelford.
We are getting a further advance on our home loan from Leeds Building Society as we want to carry out improvements to our home in Camelford. Are we obliged to choose a bricks and mortar Camelford solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?
Leeds Building Society would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
I have decided to exercise my right to buy my property in Camelford off the council. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Camelford?
Its becoming the norm that commercial conveyancing solicitors in Camelford will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Camelford. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Camelford.
For each commercial conveyancing transaction in Camelford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Camelford commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Camelford.
How simple is it to use your search facility to find a conveyancing solicitor in Camelford on the authorised to act for my lender?
First choose a lender such as Nationwide Building Society, Barnsley Building Society or Platform Home Loans Ltd then specify your preferred area e.g. Camelford. Conveyancing organisations in Camelford and beyond will then be listed.
My father-in-law has recommend that I appoint his conveyancing solicitors in Camelford. Should I choose my own conveyancer?
No doubt the best way to select a conveyancing solicitor is to get guidance from friends or relatives who have previously instructed the conveyancer that you are contemplating using.
Last August I purchased a leasehold flat in Camelford. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a ground floor flat in Camelford, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Camelford with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2100
With just 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.