I am buying an apartment in Dawlish. My property lawyer is not on the bank approved list. Can I still use my Dawlish conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
One will need to appoint a conveyancing practitioner to complete the formalities when you require a mortgage to buy your home. The conveyancing practitioner will carry out all the essential investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is dealt with. One can select a Dawlish conveyancer of your choosing. Nevertheless, if the lawyer appointed is not a member of the lender approved list additional fees will be incurred as separate legal representation will be required by them. Lender panel applications can be submitted, so if your conveyancer has not historically sought membership they should take the opportunity to apply.
My fiance and I intend to remortgage our flat in Dawlish with UBS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this form unique to the UBS conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your UBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My grandmother passed away last year and as sole heir and executor I was left the property in Dawlish. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Where you intend to refinance then Barclays will require that you use a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
Have purchased a a terraced house in Dawlish , how long will it take for the Land Registry to record my proprietorship? My Dawlish conveyancing solicitor has been very slow, so I want to be certain the registration is addressed.
As far as conveyancing in Dawlish registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration takes place after the purchaser is living at the premises thus 'speed' is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
I am looking for a flat up to £245,000 and found one close by in Dawlish I like with open areas and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Dawlish in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Last December I purchased a leasehold house in Dawlish. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).
Leasehold Conveyancing in Dawlish - A selection of Queries before Purchasing
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How much is the ground rent and service charge? Are there any major works in the near future that could add a premium to the service fees? Best to be warned if changing the roof or some other significant cost is coming up to be shared between the tenants and will materially increase the the maintenance fees or result in a specific payment.