We are planning to acquire a house and require a conveyancing solicitor in Prescot who is on the Skipton solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Prescot.
My uncle passed away six months ago and as sole heir and executor I was left the house in Prescot. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
If 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.
Should our solicitor be raising enquiries regarding flooding during the conveyancing in Prescot.
Flooding is a growing risk for solicitors dealing with homes in Prescot. There are those who acquire a property in Prescot, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Prescot. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to determine if the property has historically flooded. In the event that the residence has been flooded in past and is not notified by the owner, then a buyer could bring a claim for damages as a result of such an incorrect answer. The purchaser’s conveyancers should also commission an environmental report. This will higlight if there is any known flood risk. If so, further investigations should be carried out.
It has been 4 months since my purchase conveyancing in Prescot concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Prescot I like with a park and station nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Prescot suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer 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 twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
How simple is it to use the search tool to select a conveyancing practitioner in Prescot on the approved list for my lender?
Step one is to pick a bank such as Halifax, Coventry Building Society or Clydesdale then specify your preferred area a common one being Prescot. Conveyancing practices in Prescot and across England and Wales should be listed.