My grandfather passed away last year and as sole heir and executor I was left the house in Deeside. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Given you intend to refinance then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
The deeds to our house can not be found. The conveyancers who handled the conveyancing in Deeside 10 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title deeds to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm purchasing my first flat in Deeside with a loan from Platform Home Loans Ltd. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about the side-deal as it could put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been advised by a few selling agents in Deeside to get a quote from a property lawyer using your seach tool. Is there a financial incentive for Estate Agents to market your lawyers ahead of a competitor’s?
We don’t offer any commission for pointing buyers and sellers to this site. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Can you provide any top tips for leasehold conveyancing in Deeside from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Deeside can be avoided where you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the purchasers’ lawyers. If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate is often a time consuming process and slows down many a Deeside home move. If a new share is required, do contact the company officers or managing agents (if applicable) for this as soon as possible. Many landlords or Management Companies in Deeside levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Deeside. Some Deeside leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.
Deeside Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
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Is there a share of the freehold? Where a Deeside lease has less than eighty years it will affect the marketability of the property. Check with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely require a lease extension at some point and it is worth finding out how much this would cost. Remember, in most cases you will be required to have been the owner of the property for two years in order to be legally able to carry out a lease extension. What is the length of the lease?
Is it possible for you to refer me to a good Deeside property lawyer for buying a flat? A work colleague suggested one but their quote was £1250 for a 250k property. I think thats a wee bit steep. The bank will be Skipton.
The purpose of this site is limited to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Skipton in certain locations for example Deeside . We dont recommend any particular property lawyer.