My aunt passed away last year and as sole heir and executor I was left the property in Norbury. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
I just acquired a property at auction in Norbury. Conveyancing is needed. What are my next steps?
Now that you are to in every practical sense signed on the dotted line you must hire the services of a conveyancing practitioner soon as you are facing a tight a drop dead date to complete the conveyancing. An auction property will ordinarily have a bespoke auction pack. This will include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete on the date specified in the contract.
I have been told by my conveyancer that lack of right of way insurance is required on my purchase. What is the level of cover for Norbury conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
My wife and I are spending time viewing houses in Norbury and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Leeds Building Society.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are obtaining a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
My colleague recommended that if I am buying in Norbury I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Norbury conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Norbury around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Norbury Education with maps and statistics, Local Amenities and other useful data about Norbury.
I have recentlybecome aware that Action Conveyancing have been shut down. They carried out my conveyancing in Norbury for a purchase of a leasehold apartment 10 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Norbury conveyancing specialists.
I'm purchasing a new build house in Norbury with a mortgage from Nationwide Building Society. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this deal as it would put at risk my loan with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was recommended by a number of property agents in Norbury to find a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your services rather than a competitor’s?
We refuse to make any commission for directing people in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.