My aunt passed away six months ago and as sole heir and executor I was left the house in Eccleston and St Helens. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
If you plan to refinance then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as RBS, do Eccleston and St Helens lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
The formalities of my purchase has taken place for my property in Eccleston and St Helens. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My sealed bid on a detached house in Eccleston and St Helens has been accepted, the owners do nevertheless have a tied purchase. The owners have put an offer on a flat, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Eccleston and St Helens. What should be my next step? At what stage should I apply for the mortgage with Virgin Money?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Eccleston and St Helens conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Virgin Money conveyancing panel. As to the next phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a hot market some home buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
We are close to exchanging contracts on the sale of our property in Eccleston and St Helens and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Eccleston and St Helens conveyancer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Eccleston and St Helens. Having lived in Eccleston and St Helens for 4 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You need to 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 health insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Eccleston and St Helens I like with amenity areas and railway links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Eccleston and St Helens suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
How easy is it to use your search app to locate a conveyancing practitioner in Eccleston and St Helens on the approved list for my bank?
1st select a lender such as Yorkshire Building Society, The Royal Bank of Scotland or Bank of Ireland then choose your location a common one being Eccleston and St Helens. Conveyancing practices in Eccleston and St Helens and nationally should be identified.
Last June I purchased a leasehold house in Eccleston and St Helens. Do I have any liability for service charges for periods before my ownership?
In a situation 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. 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 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).
I invested in buying a basement flat in Eccleston and St Helens, conveyancing having been completed in 2001. Can you work out an approximate cost of a lease extension? Corresponding properties in Eccleston and St Helens with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2086
You have 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.