My grandfather passed away six months ago and as sole heir and executor I was left the property in Gwernaffield. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
If you plan to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
I can see plenty of information on this site concerning conveyancing in Gwernaffield but what is your top tip for finding the right conveyancer in Gwernaffield
It would be unwise to be seduced by the lowest Gwernaffield conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Kent Reliance panel conveyancers in Gwernaffield on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public online. If you are looking for a Gwernaffield solicitor on the Kent Reliance please use our facility.
Completion of my remortgage has taken place for my property in Gwernaffield. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Gwernaffield?
Its becoming the norm that commercial conveyancing solicitors in Gwernaffield will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Gwernaffield. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gwernaffield.
For every commercial conveyancing transaction in Gwernaffield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Gwernaffield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Gwernaffield.
I decided to have a survey completed on a property in Gwernaffield before instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to grant a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gwernaffield. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you offer any advice when it comes to choosing a Gwernaffield conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Gwernaffield conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Gwernaffield conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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If they are not ALEP accredited then why not? What are the legal fees for lease extension work?
I acquired a 1st floor flat in Gwernaffield, conveyancing formalities finalised 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Gwernaffield with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease terminates on 21st October 2076
You have 51 years unexpired we estimate the price of your lease extension to range between £30,400 and £35,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other 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.
At last I have had an offer on an maisonette in Gwernaffield accepted, the seller does however have a tied purchase. The owners have submitted an offer on a property, although it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Gwernaffield. What should be my next step? At what point do I apply for the mortgage with RBS?
It is standard to have apprehensions where there is a chain given your reluctance to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Gwernaffield conveyancing search fees, etc). First, you must ensure that your property lawyer is on the RBS approved list. Concerning the next steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a rising market some purchasers would apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.