My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Salford. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
Are there restrictive covenants that are commonly picked up during conveyancing in Salford?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Salford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing a new build house in Salford with a loan from Bank of Ireland. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not disclose to my conveyancer about the side-deal as it may impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Taking into account that I will soon part with 450k on a house in Salford I would like to have a conversation with the solicitor about myhouse move ahead of instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your property ownership legalities in Salford.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Salford should be the amount on the final invoice that you end up paying.
In my capacity as executor for the estate of my father I am disposing of a property in Neath but I am based in Salford. My solicitor (who is 235 kilometers awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Salford who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Salford
Last July I purchased a leasehold property in Salford. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Salford - A selection of Questions you should consider before buying
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You should be aware that where the lease has less than 80 years it will affect the value of the property. Check with your mortgage company that they are happy with the length of the lease. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would need to own the premises for 24 months in order to be legally able to carry out a lease extension. It would be a good idea to investigate if there are any onerous restrictions in the lease. By way of example it is reasonably common in Salford leases that pets are not permitted in certain buildings in Salford. If you love the propertyin Salford but your dog is not allowed to make the move with you then you have a very difficult decision. What prohibitions exist in the Salford Lease?