My uncle passed away 10 months ago and as sole heir and executor I was left the property in Pembrokeshire. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you plan to refinance then TSB will require that you use a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
Me and my brother have a 4 bedroom Edwardian house in Pembrokeshire. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Chelsea Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pembrokeshire and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Pembrokeshire is where the house is located. Can you offer any assistance?
Flying freeholds in Pembrokeshire are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pembrokeshire you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pembrokeshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to spend hundreds of thousands of pounds on a terraced house in Pembrokeshire I wish to talk to a lawyer concerning thetransaction in advance of instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Pembrokeshire.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Pembrokeshire should be the amount on the final invoice that you are charged.
We're new on the property ladder - had an offer accepted, but the property agent told us that the seller will only proceed if we instruct the agent's preferred solicitors as they need an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in Pembrokeshire
It is unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your own,trusted Pembrokeshire conveyancing lawyers - as opposed tothe ones that will give their estate agent a introducer fee or meet his conveyancing thresholds pre-set by senior management.
We are soon to acquiring a apartment in Pembrokeshire. Could our property lawyer keep the amount we are are buying for private from sites such as Nestoria. How could this be achieved ?
HM Land Registry are legally required to note price paid data on the official title for domestic properties nationwide including premises in Pembrokeshire. The register of title is a public document, so HMLR would be breaching their statutory duty if they failed to allow access to the register.
In essence you can make a request of HM Land Registry to hide the amount paid data yet the answer will be in the negative.