My uncle passed away six months ago and as sole heir and executor I was left the property in Reigate. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
I'm the sole recipient of my late father’s will and I have everything in my name alone, including the house in Reigate. The Reigate property was put into my name in October. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the property in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some banks would take a sensible view as this obligation is chiefly there to pick up on the purchase and immediately sell or the quick reselling of properties.
We had selected conveyancers based in Reigate on the TSB solicitor approved list. They are now charging me a separate amount for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This charge is not set by TSB but by your Reigate conveyancer. Some firms on the TSB panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
It is unclear whether my bank requires a lease extension. I have telephoned my Reigate bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Reigate conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. Who do I believe?
Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Do commercial conveyancing searches disclose impending roadworks that may impact a commercial site in Reigate?
Many commercial conveyancing solicitors in Reigate will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Reigate. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Reigate.
For every commercial conveyancing transaction in Reigate it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Reigate commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Reigate.
I purchased a terraced Edwardian house in Reigate. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Reigate and other areas of 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 mortgage companies. You can also question the position with the conveyancing solicitor who carried out the work.
I have just appointed agents to market my 2 bed apartment in Reigate. Conveyancing is yet to be initiated, but I have recently received a half-yearly maintenance charge demand – what should I do?
It best that you pay the service charge as usual given that all ground rent and service invoices will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Reigate Leasehold Conveyancing - Examples of Queries before Purchasing
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How many of the leaseholders are in arrears for their service charge payments? What is the name of the managing agents? Is the freehold reversion owned collectively by the leaseholders?
Are all Reigate law firms on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can drop into your high street lender branch in Reigate. the probability is that they can recommend conveyancing solicitors in Reigate