My grandfather passed away six months ago and as sole heir and executor I was left the property in Keswick. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Given you plan to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS 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 Yorkshire BS 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
My offer was accepted on an apartment in Keswick on 18/12/2025, valuation was booked 3 days later, all came back fine. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Nationwide and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nationwide conveyancing panel. Are Nationwide entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Keswick conveyancing practitioner having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Keswick surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have finally had an offer on an apartment in Keswick accepted, the vendors do however have a dependent purchase. The owners have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Keswick. What do I do now? At what stage do I apply for the mortgage with Lloyds?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Keswick conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Lloyds conveyancing panel. As to the subsequent steps this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a hot market some home buyers will apply for a home loan with Lloyds and pay for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
I am buying a property and the solicitor has identified Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Keswick
Unless a prior acquisition of the premises took place after 12 October 2013 you can take it that lawyers conducting conveyancing in Keswick to continue to recommend a chancel search and or chancel repair liability insurance.
How does conveyancing in Keswick differ for new build properties?
Most buyers of new build or newly converted property in Keswick approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because developers in Keswick usually purchase the site, 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 Keswick or who has acted in the same development.
I am thinking of appointing a conveyancing solicitor in Keswick for my sale. Can I review a firm’s complaints history with the legal regulator?
Anyone may read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
Do you have any top tips for leasehold conveyancing in Keswick from the point of view of expediting the sale process?
- Much of the delay in leasehold conveyancing in Keswick can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. If you are supposed to have a share in the freehold, you should ensure that you hold the original share certificate. Arranging a replacement share certificate can be a lengthy process and delays many a Keswick conveyancing transaction. If a new share is needed, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to unresolved. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Keswick state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. If you dont have the consents to hand you should not communicate with the landlord without contacting your solicitor before hand.
I invested in buying a garden flat in Keswick, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Keswick with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2085
With only 59 years left to run we estimate the premium for your lease extension to span between £20,900 and £24,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.