My uncle passed away six months ago and as sole heir and executor I was left the property in Gravesend. 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 Nationwide, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Nationwide will insist on your using a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Gravesend? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to pay for maintenance towards the chancel in proximity to the church. Is this suitable for conveyancing in Gravesend?
Unless a prior purchase of the property took place post 12 October 2013 you can take it that lawyers delivering conveyancing in Gravesend to remain encouraging a chancel search and or insurance against a claim.
I am buying my first flat in Gravesend with a mortgage from Alliance & Leicester . The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about the extras as it will impact my loan with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
What does commercial conveyancing in Gravesend cover?
Gravesend conveyancing for business premises incorporates a broad range of advice, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I work for a busy estate agency in Gravesend where we have experienced a number of leasehold sales derailed as a result of short leases. I have received inconsistent advice from local Gravesend conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Gravesend - Examples of Queries before buying
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Is anyone aware of any major works in the near future that will increase the service charges? Where a Gravesend lease has no more than eighty years it will impact the value of the property. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this will be. For most Gravesendlease extensions you will need to own the residence for two years before you are eligible to carry out a lease extension. What is the name of the managing agents?
What do I do if I am unhappy with the conveyancer who carried out my conveyancing in Gravesend?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often things do go wrong. However there is recourse where you were unhappy with your conveyancing in Gravesend. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.