My aunt passed away last year and as sole heir and executor I was left the house in Canton. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
I am purchasing a terrace house in Canton. We would like to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your solicitor will check the deeds as conveyancing in Canton will sometimes reveal restrictions in the title deeds which prevent categories of works or need the permission of a 3rd party. Many works require 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 affect extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
My lawyer has informed me that defective lease insurance is needed on my purchase. What is the level of cover for Canton conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Canton solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are intent on selling our house in Canton and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Canton. Having lived in Canton for six years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have justfound out that Stirling Law have closed. They carried out my conveyancing in Canton for a purchase of a leasehold flat 12 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Canton conveyancing specialists.
Due to the input of my in-laws I had a survey completed on a house in Canton in advance of instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders will refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Canton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Canton to see if the conveyancing costs will increase in light of this.
We are 17 days into a leasehold purchase having been recommend to solicitors by the local agent to do our conveyancing in Canton. I am not happy. Could you help me find new solicitors?
They would have to be really bad in order to consider replacing them. Has your loan offer been sent? If so you need to inform them of the new lawyer and ensure the mortgage documents are re-issued. The solicitor ideally needs to be on the banks approved list to avoid escalating expenses and delays. So that should be your starting point. Our find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Canton