My grandfather passed away last year and as sole heir and executor I was left the property in Hartfield. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
We are planning to move property in October. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Hartfield. Conveyancing lawyer was chosen prior to coming across this site.
On the day of completion you will need to collect the house keys from your estate agent but this should only take place once the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a residential property solicitor in Hartfield or a firm with expertise in conveyancing in Hartfield.
I happen to be the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Hartfield. The Hartfield property was put into my name in July. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in July. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many banks would take a practical view as this requirement principally exists to capture the purchase and immediately sell or the quick reselling of property.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Hartfield conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
How does conveyancing in Hartfield differ for new build properties?
Most buyers of new build or newly converted property in Hartfield contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Hartfield usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hartfield or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Hartfield I like with open areas and station in the vicinity, however it's only got 52 years on the lease. There is not much else in Hartfield suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
Are there any apps to help identify a Hartfield law firm on the Aldermore conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the conveyancer.
Feel free to make use of the tool on this page. Please choose the bank and your location and you will see a number of Hartfield conveyancing lawyers located nearest you. We have listed some Hartfield conveyancing firms at the bottom of this page and you can contact them to see if they are on the Aldermore approved list
How does one remove a deceased person's name from the title deeds for a house in Hartfield?
If a Hartfield property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale your lawyer would just be asked to evidence as to the reason the joint owner is not a party to the transfer, typically this takes the form of a grant of probate.
With the aim of making things smoother for the sale of the property you may arrange to have the deceased name erased from the title entries by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.