My uncle passed away last year and as sole heir and executor I was left the house in Wolsingham. 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 Nottingham, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Nottingham will require that you use a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
Should my solicitor be asking questions about flooding during the conveyancing in Wolsingham.
The risk of flooding is if increasing concern for solicitors dealing with homes in Wolsingham. There are those who acquire a property in Wolsingham, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Wolsingham. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may issue a claim for damages as a result of such an incorrect reply. The buyer’s lawyers may also order an enviro search. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
I got the keys to my home on 8 February and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Wolsingham said it would be dealt with inside ten days. Are transfers in Wolsingham particularly slow to register?
As far as conveyancing in Wolsingham registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today in the region of three quarters of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place after the new owner is living at the property so 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I opted to have a survey carried out on a property in Wolsingham in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to give a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wolsingham. Conveyancing may be slightly more expensive based on your lender's requirements.
How difficult is it to switch conveyancer as I have to instruct one who is on the Santander conveyancing list. I was using a family conveyancing solicitor in Wolsingham five minutes from me but he is not accepted by Santander
It would be our pleasure to help you find a conveyancing solicitor in Wolsingham on the Santander panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Wolsingham. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Wolsingham.
What is the reason for new build conveyancing in Wolsingham being more expensive?
Conveyancing in Wolsingham for recently converted or new build homes can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental investigations and contractual concerns.