My grandmother passed away six months ago and as sole heir and executor I was left the property in Kirkdale. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Given you plan to refinance then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Kirkdale. The Kirkdale property was put into my name in September. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in September. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this provision is principally there to capture the purchase and immediately sell or the quick reselling of properties.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Kirkdale conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I have finally had an offer on an apartment in Kirkdale agreed to, the vendors do however have a dependent purchase. The owners have offered on on an apartment, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Kirkdale. What should be my next step? When do I get the mortgage application with HSBC going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Kirkdale conveyancing search costs, etc). First, you should check that your conveyancer is on the HSBC conveyancing panel. As to the subsequent phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with the conveyancing in Kirkdale.
Various online forums that I have visited warn that are the primary cause of delay in Kirkdale conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Kirkdale.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Kirkdale is where the house is located. Can you offer any assistance?
Flying freeholds in Kirkdale are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kirkdale you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kirkdale may determine 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.
I am a fortnight into a freehold purchase having been recommend to a firm by the local agent to do our conveyancing in Kirkdale. I am not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be very poor to suggest changing them. Has the mortgage offer been sent? If so you must make them aware of the new contact details and ensure the loan are re-sent. The conveyancer needs to be on the lenders approved list to avoid supplemental expenses and complications. That should be your first question of the new conveyancers. Our find a solicitor tool will help you find a lender approved conveyancer for your home move in Kirkdale
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Kirkdale. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
Most houses in Kirkdale are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Kirkdale in which case you should be shopping around for a Kirkdale conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I own a studio flat in Kirkdale, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Kirkdale with a long lease are worth £192,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2079
You have 54 years unexpired the likely cost is going to range between £32,300 and £37,400 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.