My uncle passed away six months ago and as sole heir and executor I was left the property in St Ives. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Given 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.
My wife and I are purchasing a flat in St Ives. It might be a silly question but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just bought a flat at auction in St Ives. Conveyancing is required. What happens now?
Now that you have to in every practical sense signed on the dotted line you will need to retain a conveyancing solicitor soon as you are facing a fast approaching a drop dead date to complete the conveyancing. An auction property will have a corresponding legal pack. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should pass this on to the conveyancer instructed by you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
I'm the only beneficiary of my late father’s will and I have everything in my name now, including the house in St Ives. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in July. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the bank as this provision is principally there to identify subsales or the quick reselling of property.
I used Wolstenholmes a few years ago for my conveyancing in St Ives. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Ives of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in St Ives differ for newly converted properties?
Most buyers of new build premises in St Ives come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in St Ives typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Ives or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, chain free conveyancing. St Ives is the location of the property. What do you suggest?
Flying freeholds in St Ives are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Ives you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Ives may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £475,000 apartment in St Ives next week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in St Ives?
St Ives conveyancing on leasehold maisonettes more often than not necessitates the purchaser’s solicitor sending questions for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be willing to do so. They are entitled to levy a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee required by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, without which the charge is technically not due. In reality one has no option but to pay whatever is demanded if you want to complete the sale of your home.
St Ives Conveyancing for Leasehold Flats - Sample of Queries before buying
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It is important to be aware if redecorating or some other major work is due in the near future that will be shared by the leaseholders and may well dramatically impact the level of the maintenance costs or necessitate a one time payment. Be sure to investigate if there is anything that is prohibited in the lease. For instance it is fairly common in St Ives leases that pets are not permitted in certain buildings in St Ives. If you love the apartmentin St Ives however your dog can’t move with you then you will be presented with a hard compromise. In the main the outlay for major works are not included within service charges, albeit that there some managing agents in St Ives require tenants to pay into a sinking fund and this is used to offset against larger works.