My aunt passed away 10 months ago and as sole heir and executor I was left the house in North Wembley. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
If you intend to refinance then Nottingham will require that you use 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.
I am purchasing a property and the lawyer has raised the issue of Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in North Wembley
Unless a previous acquisition of the house took place post 12 October 2013 you could take it that solicitors carrying out conveyancing in North Wembley to continue to propose a a chancel search and or chancel repair liability insurance.
I am buying a new build house in North Wembley with a loan from Bank of Scotland. The builders would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my conveyancer about the side-deal as it could impact my mortgage with the lender. Is this normal?.
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 opted to have a survey done on a house in North Wembley prior to appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some banks tend refuse to grant a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in North Wembley. Conveyancing will be smoother if you use a solicitor in North Wembley especially if they regularly deal with such properties in North Wembley.
Is it best to go with a North Wembley conveyancing solicitor who is local to the property I am buying? An old friend can conduct the legal work but they are based approximately 350kilometers away.
The primary upside of using a local North Wembley conveyancing firm is that you can drop in to execute documents, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and the majority were happy that must surpass using an unknown North Wembley conveyancing lawyer solely due to them being round the corner.
I own a leasehold flat in North Wembley. Conveyancing and The Mortgage Works mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in North Wembley who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a North Wembley conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a North Wembley conveyancing firm to act on my behalf?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Lease Extension decision for a North Wembley premises is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case affected 1 flat. The unexpired residue of the current lease was 74 years.