My grandmother passed away six months ago and as sole heir and executor I was left the property in Beaworthy. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
Me and my partner are buying a house in Beaworthy. It might be a silly question but how we can trust a solicitor? At some point we have to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are getting a further advance on our mortgage from Skipton as we intend to conduct improvements to our house in Beaworthy. Are we obliged to select a local Beaworthy solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Beaworthy conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Should my conveyancer be asking questions about flooding during the conveyancing in Beaworthy.
Flooding is a growing risk for solicitors carrying out conveyancing in Beaworthy. There are those who purchase a house in Beaworthy, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Beaworthy. The conventional set of information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine if the property has suffered from flooding. If the property has been flooded in past and is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an inaccurate answer. A buyer’s lawyers should also conduct an environmental search. This should higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Beaworthy?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Beaworthy. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We're novice buyers - agreed a price, yet the selling agent has warned us that the owners will only proceed if we instruct their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Beaworthy
It is highly unlikely the owners are driving this. Should the owner want ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Contact the vendors directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Beaworthy conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a referral fee or hit his conveyancing figures set by head office.
Do you have any advice for leasehold conveyancing in Beaworthy from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Beaworthy can be bypassed if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Beaworthy leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such works. Should you dont have the paperwork in place you should not contact the landlord without checking with your conveyancer in the first instance. Some Beaworthy leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
I bought a 1 bedroom flat in Beaworthy, conveyancing was carried out March 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Beaworthy with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2089
With just 64 years left to run we estimate the price of your lease extension to range between £14,300 and £16,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.