My grandmother passed away six months ago and as sole heir and executor I was left the house in Woodcote. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
If you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Woodcote. Conveyancing is needed. What is next?
Having exchanged you now have to find a conveyancing solicitor quickly as you are facing a fast approaching deadline in which to complete the purchase. An auction property will have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete on the on the contractual date .
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being pedantic. The Woodcote solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Woodcote solicitor having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Woodcote postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Woodcote.
I am looking into buying my first house which is in Woodcote and I am already nervous. I couldn't find anything specific about Woodcote. Conveyancing will be needed in due course but do you know about the Woodcote area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Woodcote. In the meantime here are some basic statistics that we found
My husband and I are FTB’s - had an offer accepted, yet the property agent advised that the seller will only issue a contract if we use the agent's preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Woodcote
We suspect that the owner is not behind this demand. Should the owner desire ‘a quick sale', alienating a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Woodcote conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a kickback or achieve conveyancing targets pre-set by HQ.
I am on look out for some leasehold conveyancing in Woodcote. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Woodcote - 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.
Woodcote Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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On the whole the cost for major works tend not to be included within maintenance charges, albeit that a few managing agents in Woodcote require leaseholders to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. Is there a share of the freehold? How long is the Lease?
Is it true that a Woodcote conveyancing firm has court proceedings brought against them by clients for not carrying out the right conveyancing investigations?
We are not aware of such a Woodcote conveyancing matter but according to a recent report, clients purchasing a house elsewhere in England successfully sued their solicitor due to development plans to erect a wind farm not being picked up in conveyancing searches.
Where you are buying in Woodcote It is essential that your conveyancing practitioner carry out all Woodcote conveyancing searches needed to ensure you have relevant and current information before buying a property.