My grandmother passed away six months ago and as sole heir and executor I was left the property in Leek. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you intend 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.
Is it correct that all Leek CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am expecting a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Leek solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Leek solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
The mortgage over my property is with Barclays for my property in Leek. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
You must advise Barclays before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays 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 Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I am selling our house in Leek and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Leek conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Leek. Having lived in Leek for three years we know of no issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Leek differ for new build properties?
Most buyers of new build premises in Leek come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Leek 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 Leek or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Leek I like with amenity areas and station nearby, however it's only got 52 years on the lease. I can't really find anything else in Leek for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
We are seeking to buy a repossessed property in Leek and the vendor require completion inside a week. Can a solicitor complete in this timeframe? Would it be better to use a high street Leek firm or an online conveyancer that advertises to offer speedy conveyancing?
Attend your Leek shopping parade. Go in to two or three solicitor’s offices and request to talk to a conveyancing solicitor for a quote. Set out your situation and get assurances on deadlines. Select the firm that appears most genuine. Make sure to use a conveyancer on the list of conveyancing practitioners approved by your lender.