My grandmother passed away six months ago and as sole heir and executor I was left the house in Hove. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
I am planning to move home in November. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Hove. Conveyancing lawyer was found prior to coming across this page.
On the afternoon of completion you can pick up the keys from your selling agent however this should only occur when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a conveyancing in Hove or a solicitor that specialises in conveyancing in Hove.
I currently have a mortgage with Coventry BS for my property in Hove. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval prior to renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
I can not work out if my bank requires a lease extension. I have telephoned my Hove building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Hove conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. Who do I believe?
Your solicitor has to follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who did the conveyancing in Hove 10 years ago no longer exist. What are my next steps?
Nowadays there are duplicates made of almost everything, and your lawyer should know precisely where to find all the appropriate paperwork so you may purchase or dispose of your property without a hitch. Where duplicates can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on your premises.
How does conveyancing in Hove differ for newly converted properties?
Most buyers of new build or newly converted property in Hove approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Hove usually acquire the land, 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 Hove or who has acted in the same development.
I am looking for a conveyancing lawyer in Hove for my home move. Is it possible to review a solicitor's record with the legal regulator?
One can find published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.
Can you offer any advice when it comes to choosing a Hove conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Hove conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Hove 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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How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Hove who can give a testimonial?
Hove Leasehold Conveyancing - A selection of Queries before Purchasing
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Where a Hove lease has no more than 80 years it will have adverse implications on the value of the flat. It is worth checking with your mortgage company that they are content with remaining years on the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the premises for 24 months before you are eligible to exercise a lease extension. Many Hove leasehold flats will be liable to pay a service bill for maintenance of the block invoiced on behalf of the management company. If you buy the property you will have to meet this liability, normally in instalments during the year. This could be anything from several hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a rentcharge for you to pay yearly, normally this is not a large amount, say approximately £25-£75 but you should to check as occasionally it can be surprisingly expensive. How much is the ground rent and service charge?