My grandfather passed away last year and as sole heir and executor I was left the house in Bishops Cleeve. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Santander will insist on your using 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.
A colleague advised me that in purchasing a property in Bishops Cleeve there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Bishops Cleeve which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Bishops Cleeve should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Barclays for my property in Bishops Cleeve. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
You must advise Barclays prior to renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
Our sealed bid on a detached house in Bishops Cleeve has been accepted, the vendors do nevertheless have a dependent purchase. The owners have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a nearby conveyancing solicitor in Bishops Cleeve. What do I do now? At what stage do I apply for the mortgage with Virgin Money?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Bishops Cleeve conveyancing search costs, etc). First, you should ensure that your solicitor is on the Virgin Money approved list. As to the subsequent steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Bishops Cleeve?
Its becoming the norm that commercial conveyancing solicitors in Bishops Cleeve will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Bishops Cleeve. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bishops Cleeve.
For every commercial conveyancing transaction in Bishops Cleeve it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Bishops Cleeve commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Bishops Cleeve.
The deeds to our property are lost. The conveyancers who handled the conveyancing in Bishops Cleeve 4 years ago no longer exist. What are my next steps?
As long as you have a registered title the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, locate your property and get current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
What tools are available to locate a Bishops Cleeve solicitor on the Bank of Ireland conveyancing panel? I have wheels and am willing to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the search on this page. Please select a lender and your location and you will see a number of Bishops Cleeve conveyancing lawyers locally. We have listed some Bishops Cleeve conveyancing firms towards the end of this page and you can telephone them to check whether they are on the Bank of Ireland member panel
Can you offer any advice when it comes to choosing a Bishops Cleeve conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Bishops Cleeve conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Bishops Cleeve conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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What volume of lease extensions has the firm conducted in Bishops Cleeve in the last twenty four months? Can they put you in touch with clients in Bishops Cleeve who can give a testimonial?
Bishops Cleeve Conveyancing for Leasehold Flats - Sample of Queries before buying
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Is there a share of the freehold? Its a good idea to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the upkeep of the common parts. Enquire of other tenants what they think of their service. Finally, be sure you know the dates that the service fees are due to the managing agents and specifically what you get for your money.