My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Carlisle. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Given you plan to refinance then Skipton will insist on your using 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 friend advised me that if I am purchasing in Carlisle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Carlisle conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Carlisle around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Carlisle Education with maps and statistics, Local Amenities and other useful information concerning Carlisle.
I have recentlyfound out that Stirling Law have been shut down. They conducted my conveyancing in Carlisle for a purchase of a freehold house 18 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Carlisle conveyancing specialists.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Carlisle. I've chance upon a site which looks to be the ideal answer If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Due to sign contracts shortly on a studio apartment in Carlisle. Conveyancing solicitors assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Carlisle should include some of the following:
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Information concerning the obligations in the lease to pay service charges - with regard to both the building, and the wider rights a tenant has Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Specifying your legal entitlements in respect of common areas in the building.By way of example, does the lease contain a right of way over a path or staircase? Your solicitors should enable you to have an understanding of the building insurance provisions specifics of the parties to the lease, for instance these could be the tennant, superior lessor, freeholder
I invested in buying a basement flat in Carlisle, conveyancing formalities finalised in 2001. Can you work out an approximate cost of a lease extension? Similar properties in Carlisle with an extended lease are worth £197,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2080
With 56 years remaining on your lease the likely cost is going to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
My 20yr old son is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the apartment we telephoned the building society to progress the mortgage application. I was shocked to discover that banks do not accept all conveyancer, they must be on their panel, is this right?
Banks ordinarily imposes restrictions either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Carlisle conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.