I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Walton. 95% of the appartments have already been occupied. Is it strictly necessary to order conveyancing searches as part of conveyancing in Walton?
A big part of the Walton legal transfer of property is the conveyancing searches. There are numerous search providers conducting Walton conveyancing searches, as well direct from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.
My grandfather passed away last year and as sole heir and executor I was left the property in Walton. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you intend to refinance 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.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Walton?
There are two types of lawyers who can conduct conveyancing in Walton namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or purchase of property. They are both obliged to perform Walton conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all requirements and steps will be correctly attended to.
A relative informed me that in purchasing a property in Walton there may be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Walton which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Walton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Lloyds. I assume I don't need a Walton lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Various web forums that I have visited warn that are the primary cause of stalling in Walton conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Walton.
Due to the input of my in-laws I had a survey completed on a house in Walton prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders will refuse to issue a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Walton. Conveyancing will be smoother if you use a solicitor in Walton especially if they are familiar with such properties in Walton.
I am on look out for some leasehold conveyancing in Walton. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Walton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the proprietor of a two-bedroom flat in Walton. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for a lease extension?
if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to determine the price.
An example of a Lease Extension case for a Walton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.