My grandmother passed away last year and as sole heir and executor I was left the house in Putney Vale. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Given you plan to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire 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 Yorkshire 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 Yorkshire BS mortgage is registered as a charge at the Land Registry.
We have agreed to purchase a house in Putney Vale. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
Given that your lender is TSB your lawyer must follow the formal instructions set out in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to TSB where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Putney Vale.
I have decided to exercise my right to buy my property in Putney Vale off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I currently have a mortgage with Barclays for my property in Putney Vale. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let 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 Barclays directly. You need not do this via a Barclays conveyancing panel firm.
The deeds to our home are lost. The lawyers who did the conveyancing in Putney Vale 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
I opted to have a survey carried out on a property in Putney Vale in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Putney Vale. Conveyancing may be slightly more expensive based on your lender's requirements.
In scouring the internet for the words on line conveyancing in Putney Vale it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The preferential way of seeking the right conveyancer is via trusted recommendation, so seek the opinion of friends and those you trust who have acquired a property in Putney Vale or the local estate agent or financial adviser. Charges for conveyancing in Putney Vale differ, so it's advisable to secure at least four fee estimates from different law firms. Make sure that you know what costs in the quote includes.
I am intending to let out my leasehold flat in Putney Vale. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Your lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Putney Vale do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
After months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Putney Vale. Can we issue an application to the Residential Property Tribunal Service?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Freehold Enfranchisement decision for a Putney Vale property is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case related to 7 flats. The unexpired residue of the current lease was 75.88 years.