My grandfather passed away six months ago and as sole heir and executor I was left the house in Dalton in Furness. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
We are planning on selling our home in Dalton in Furness and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Dalton in Furness conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing practice rather than a conveyancing solicitor in Dalton in Furness. Having lived in Dalton in Furness for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with 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 illness)
I am looking for a leasehold apartment up to £235,500 and found one near me in Dalton in Furness I like with open areas and railway links nearby, however it only has 51 years on the lease. There is not much else in Dalton in Furness for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Should I be concerned by third parties that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Dalton in Furness conveyancing company?
As with many service providers, often suggestions from family and friends can be most helpful. Yet there are numerous players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest lawyers to choose. On occasion these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the endorsement. You are at liberty to appoint your own conveyancer. You need to be aware that many mortgage providers operate an approved list of solicitors you have to use for the lender related work in your house move.
Should I appoint a Dalton in Furness conveyancing practitioner who is local to the property I am purchasing? An old friend can perform the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a high street Dalton in Furness conveyancing firm is that you can visit the firm to sign documents, present your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were happy that should surpass using an unknown Dalton in Furness conveyancing solicitor just because they are based in the area.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 maisonette in Dalton in Furness in seven days. The freeholder has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Dalton in Furness?
Dalton in Furness conveyancing on leasehold maisonettes typically involves administration charges raised by management companies :
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Answering conveyancing due diligence enquiries
Where consent is required before sale in Dalton in Furness
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Dalton in Furness Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Who are the managing agents? You should be aware that where the lease has less than eighty years it will affect the value of the flat. Check with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you will need to own the residence for 24 months before you are entitled to exercise a lease extension. Most Dalton in Furness leasehold flats will have a service bill for maintenance of the building set on behalf of the management company. Should you acquire the property you will have to pay this amount, usually quarterly during the year. This may be anything from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge for you to pay yearly, this is usually not a exorbitant figure, say around £25-£75 but you need to check it because sometimes it can be many hundreds of pounds.