My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Ranmoor. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
We are purchasing a victorian detached house in Ranmoor. The intention is to carry out an extension to the side at the house.Will legal investigations on the property involve enquiries to ascertain if these alterations are permitted?
Your solicitor will review the deeds as conveyancing in Ranmoor will occasionally identify restrictions in the title documents which restrict categories of works or require the consent of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I am the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Ranmoor. The Ranmoor property was put into my name in December. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in December. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this provision is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
How can we know in advance if a Ranmoor conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Ranmoor getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.
We are close to exchanging contracts on the sale of our home in Ranmoor and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Ranmoor conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Ranmoor. Having lived in Ranmoor for 4 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My wife and I have a semi-detached Georgian house in Ranmoor. Conveyancing lawyer represented me and Lloyds TSB Bank. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to review 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 Ranmoor and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing lawyer who completed the work.
I am buying a new build apartment in Ranmoor. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ranmoor
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Me and my fiance are about to complete on the purchase a house in Ranmoor but as a result of wreckage from the recent storms I have negotiated reparation from the vendor of £2k in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my lender will not permit this. Should they have been notified?
Your lawyer listed on the bank approved list is required to inform the lender of any amendments to the sale amount. In the event that you did not allow your conveyancer to report the reduction to your lender then they would have to disinstructing themselves from acting for you and the bank.