My uncle passed away last year and as sole heir and executor I was left the house in South Norwood. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Where you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
We are buying a 3 bedroom semi in South Norwood. Our aim is to convert the garage to a playroom at the property.Will legal due diligence on the property involve investigations to determine if these works are allowed?
Your conveyancer will review the deeds as conveyancing in South Norwood will occasionally reveal restrictions in the title documents which restrict categories of changes or need the consent of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I recently had an offer agreed on an apartment in South Norwood. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £225. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer on a house in South Norwood has been agreed to, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other properties booked. I have instructed a local conveyancing solicitor in South Norwood. What do I do now? When should I get the mortgage application with Leeds Building Society started?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, South Norwood conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Leeds Building Society conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. During a buoyant market some buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with searches.
Will my lawyer be asking questions regarding flooding as part of the conveyancing in South Norwood.
Flooding is a growing risk for solicitors carrying out conveyancing in South Norwood. Some people will acquire a house in South Norwood, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in South Norwood. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine whether the property has historically flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could bring a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers will also carry out an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
I'm converting the mortgage on my current property to a BTL mortgage with Leeds Building Society and intend to use the remaining equity towards further property. The location we are looking at is South Norwood. Will your conveyancers be able to act for the two lenders and link together the two deals?
Do use our search tool on this page to check that the lawyers are on the appropriate lender panels. Having checked that they are the solicitor should be able to tie up the two transactions but you should have a chat with you conveyancer and make clear your desired outcome and needs.
I need to instruct a conveyancing solicitor in South Norwood for my house move. Is it possible to check a solicitor's record with the profession’s regulator?
You can find published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in South Norwood. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in South Norwood ?
Most houses in South Norwood are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in South Norwood so you should seriously consider looking for a South Norwood conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a South Norwood conveyancing firm to act on my behalf?
Most definitely. We are happy to put you in touch with a South Norwood conveyancing firm who can help.
An example of a Lease Extension decision for a South Norwood residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The unexpired term as at the valuation date was 26.38 years.