My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Old Swan. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
We are selling our house in Old Swan and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Old Swan conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Old Swan. Having lived in Old Swan for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with 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)
Due to the encouragement of my in-laws I had a survey completed on a property in Old Swan prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks will refuse to give a loan on such a house.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Old Swan. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 affect my business property in Old Swan and how can your lawyers assist?
The particular law that you refer to affords protection to business lessees, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Old Swan is one of our many locations in which our lawyers are based
My husband and I are first time buyers - agreed a price, but the agent has warned us that the seller will only proceed if we use their chosen solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Old Swan
We suspect that the owner is not behind this request. If they desire ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Contact the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Old Swan conveyancing solicitors - not the ones that will give the estate agent a introducer fee or achieve conveyancing targets pre-set by head office.
New build sellers have recommended to me a conveyancer and I've obtained an estimate from them. It's nearly £400 less expensive than my local Old Swan lawyer. What's the catch?
Housebuilders frequently have panels of conveyancing practitioners who are quick and who know the builder's documentation and conveyancer. As many developers offer an incentive to choose their approved property lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing factory and run the risk of having the transaction delayed when they require an exchange inside a month. A counter-argument for not agreeing to use the recommended conveyancing practitioner is that they may be reluctant to fight for your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the situation you should remain with your high street Old Swan property lawyer.