My grandmother passed away six months ago and as sole heir and executor I was left the property in Nottingham. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Co-operative will require that you use a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
My wife and I are purchasing a house in Nottingham. I might seem paranoid but how we can trust a solicitor? At some point we will need to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
There is lots of information on this site concerning conveyancing in Nottingham but can you isolate your top tip for selecting the right conveyancer in Nottingham
Do not opt for the lowest Nottingham conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am helping my sister sell her flat in Nottingham. Will the conveyancing solicitor order the EPC or do I organise this?
Following the demise of Home Information Packs, EPC’s remained a mandatory part of moving house. An energy assessment needs to be commissioned before the property is marketed. It is not something that law firms normally organise. If you are instructing a Nottingham conveyancing lawyer they might be able to arrange EPC’s given their contacts with long established Nottingham energy assessors
How does conveyancing in Nottingham differ for new build properties?
Most buyers of new build premises in Nottingham approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Nottingham tend to purchase the land, 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 conveyancing solicitors 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 Nottingham or who has acted in the same development.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Nottingham I like with open areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Nottingham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Having checked my lease I have discovered that there are only 62 years left on my lease in Nottingham. I need to extend my lease but my landlord is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases a specialist would be useful to conduct investigations and prepare a report which can be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Nottingham.
I am the registered owner of a garden flat in Nottingham, conveyancing was carried out in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Nottingham with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease ends on 21st October 2083
With just 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
We are about to buying a house in Nottingham. Could the property lawyer keep the amount we are are purchasing for private from sites such as Rightmove. How can this be done?
HM Land Registry by statute are bound to disclose price paid information on a register of the title for domestic properties nationwide including properties in Nottingham. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty if they failed to grant access to the register.
In essence you can make a request of HM Land Registry to withhold the price paid data yet the response would be a No.