My uncle passed away 10 months ago and as sole heir and executor I was left the house in Pevensey Bay. 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 Bank of Ireland, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Me and my partner are purchasing a property in Pevensey Bay. It might be a silly question but how we can trust a solicitor? On the day of competition we have to send funds into their account. What protection do we have from them run away with our monies?
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.
Is it the case that all Pevensey Bay solicitor practices on the Principality conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the SRA. Many lenders do permit licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
I have paid off my mortgage with UBS. I assume I don't need a Pevensey Bay property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I used Stirling Law several years ago for my conveyancing in Pevensey Bay. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pevensey Bay of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Pevensey Bay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Pevensey Bay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pevensey Bay you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pevensey Bay may ascertain 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.
Planning to exchange soon on a leasehold property in Pevensey Bay. Conveyancing lawyers have said that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Pevensey Bay should include some of the following:
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Whether your lease has a provision for a slush fund? Setting out your legal entitlements in relation to the communal areas in the block.By way of example, does the lease permit a right of way over a path or hallways? You must be advised what is to be regarded as a Nuisance in the lease The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark
I inherited a basement flat in Pevensey Bay, conveyancing having been completed December 1996. How much will my lease extension cost? Comparable flats in Pevensey Bay with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2097
With 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
My parents cant seem to find their Pevensey Bay property on the HMLR site. They have a vague memory 48 years ago when they purchased the property there were complications regarding the post code not being identified on some systems.
Nearly all premises in Pevensey Bay should appear. Have you limited your search to simply the postcode. Normally it will reveal all the properties within that postcode. Where recorded it will be there with a title number. Where they bought sixty years ago it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title deeds which might be with your parent’s lender.