My uncle passed away last year and as sole heir and executor I was left the property in Lightwater. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
Are all Lightwater Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
My husband and I are spending time viewing houses in Lightwater and I am now considering a potential offer. Is it best to have a solicitor on ‘stand by’? I intend to finance via a mortgage with Lloyds.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lightwater solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Lightwater 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.
A friend recommended that if I am purchasing in Lightwater I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Lightwater conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Lightwater around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Lightwater.
I opted to have a survey done on a house in Lightwater ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not give a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lightwater. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a sole trader planning to take over a lease of an office on the high street. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Lightwater for under 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Lightwater, including the disposal and acquisition of businesses as well as simply property. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone us so that we may supply you with comprehensive commercial conveyancing quote.
When it comes to my conveyancing in Lightwater should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lightwater conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.