My grandfather passed away last year and as sole heir and executor I was left the house in Keston. The house had a relatively small loan remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
How does conveyancing in Keston differ for new build properties?
Most buyers of new build residence in Keston approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because builders in Keston tend to purchase 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 used to new build conveyancing in Keston or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Keston is the location of the property. What do you suggest?
Flying freeholds in Keston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Keston you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Keston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Should I be suspicious that 3rd parties that I am dealing with are recommending an internet conveyancing firm as opposed to a High Street Keston conveyancing company?
As is the case with many professional services, often referrals from relatives can be extremely useful or valuable. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward conveyancers to appoint. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that most lenders specify a panel list of conveyancers you are obliged to use for the lender aspect of your home move.
As co-executor for the will of my grandmother I am disposing of a property in Cardiff but reside in Keston. My conveyancer (based 300 miles awayhas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Keston who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Keston based
I want to sublet my leasehold apartment in Keston. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
A small minority of properties in Keston do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a garden flat in Keston. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?
Absolutely. We are happy to put you in touch with a Keston conveyancing firm who can help.
An example of a Lease Extension case for a Keston property is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired term was 50.57 years.