My uncle passed away 10 months ago and as sole heir and executor I was left the house in Pocklington. 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 Lloyds, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds 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 Lloyds 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 Lloyds mortgage is registered as a charge at the Land Registry.
I am due to move home in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Pocklington. Conveyancing solicitor was chosen prior to coming across this page.
On the afternoon of completion you can pick up the keys from the estate agent but this can only happen when the vendors solicitors inform the agent that the monies to complete are in and the keys can be released. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a conveyancing in Pocklington or a lawyer with expertise in conveyancing in Pocklington.
I have paid off my mortgage with Lloyds. I assume I don't need a Pocklington property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have a mortgage with TSB for my property in Pocklington. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB before renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
Should our lawyer be raising questions regarding flooding as part of the conveyancing in Pocklington.
The risk of flooding is if increasing concern for lawyers dealing with homes in Pocklington. There are those who acquire a house in Pocklington, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a various checks that may be initiated by the purchaser or by their conveyancers which will figure out the risks in Pocklington. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to discover if the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a buyer could commence a compensation claim as a result of such an inaccurate response. The purchaser’s lawyers should also carry out an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations will need to be conducted.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Pocklington is the location of the property. Can you shed any light on this issue?
Flying freeholds in Pocklington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pocklington you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pocklington may determine 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 property.
I am tempted by the attractive purchase price for a couple of maisonettes in Pocklington both have in the region of forty five years unexpired on the lease term. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a period of time. As a lease gets shorter the saleability of the lease deteriorates and results in it becoming more expensive to extend the lease. For this reason it is generally wise to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease extension can be a difficult process. We advise that you seek professional help from a solicitor and surveyor with experience in this field.
I acquired a leasehold flat in Pocklington, conveyancing having been completed December 1998. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Pocklington with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2078
With only 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My mother and father are having problems in finding their Pocklington property on the HM Land Registry site. They have a vague memory 50 years ago when they purchased the house there were complications concerning Pocklington not being identified on some systems.
The vast majority of residences in Pocklington should appear. Have you limited your search to simply the postcode. Normally it will disclose all the premises inside the postcode. Where recorded it will be there with a title number. If they bought 50 years ago it's conceivable it may be unregistered. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title documentation which may be with your parent’s lender.