My grandfather passed away six months ago and as sole heir and executor I was left the property in Stone. 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 Santander, pay off the mortgage. Is this possible?
Where you plan to refinance then Santander will insist on your using 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.
Have just purchased a repossessed house at auction in Stone. Conveyancing is necessary. What are my next steps?
Given that you are now legally committed yourself to purchase you should instruct a conveyancing practitioner quickly as you now have a tight deadline in which to complete the deal. All auction property should have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to give this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Stone. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Stone?
On the day of completion you will not be required to go to the conveyancers office in Stone. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
Can you help - my lawyer says that flying freehold insurance is needed on my purchase. What is the level of cover for Stone conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I'm buying my first flat in Stone with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my lawyer about the extras as it would jeopardize my mortgage with Leeds Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
How easy is it to swap solicitor as I have to find one who is on the Bank of Scotland conveyancing list. I hired a high street conveyancing solicitor in Stone five minutes from me but she is not approved by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Stone on the Bank of Scotland panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Stone. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Stone.
I am using a search engine for the term cheap conveyancing in Stone it brings up many conveyancersin the area. How do I determine which is the right solicitor for me?
The preferential method of finding the right conveyancer is through a personal recommendation, so seek the opinion of friends and those you trust who have purchased a property in Stone or a respected estate agent or financial adviser. Costs for conveyancing in Stone vary, so it's advisable to secure at least four costs illustrations from varying types of property lawyers. Be sure to secure confirmation that the fees are fixed.
Two months into purchasing a property in Stone. Conveyancing solicitor has told us the title is "Leasehold". Should this impact the marketability of the property?
Stone conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to affect the value significantly.
At the other extreme, if it's, say, 50 years it is bound to have a adverse impact on the saleability, and most likely wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease provided to your conveyancer.