My aunt passed away 10 months ago and as sole heir and executor I was left the property in Brondesbury. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this possible?
If you intend to refinance then Co-operative will insist on your using a conveyancer on the Co-operative 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 Co-operative 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 Co-operative mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the process as a 1st time buyer of a garden flat in Brondesbury. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Brondesbury?
On the day of completion you will not be required to attend the conveyancers office in Brondesbury. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you will be invited to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
A relative advised me that in buying a property in Brondesbury there may be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Brondesbury which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Brondesbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the single beneficiary of my late mum's will and I have everything in my name now, including the house in Brondesbury. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the property in April. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many banks would take a pragmatic view as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
How does conveyancing in Brondesbury differ for new build properties?
Most buyers of new build or newly converted property in Brondesbury approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because builders in Brondesbury typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brondesbury or who has acted in the same development.
How do I use your search tool to locate a conveyancing practitioner in Brondesbury on the panel for my mortgage?
1st choose a mortgage company such as Halifax, Chelsea Building Society or Clydesdale then choose your preferred area for instance Brondesbury. Conveyancing organisations in Brondesbury and further afield should be shown.
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Brondesbury. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Brondesbury ?
Most houses in Brondesbury are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Brondesbury so you should seriously consider shopping around for a Brondesbury conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer will report to you on the legal implications.
I am the registered owner of a ground-floor 1960’s flat in Brondesbury. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Brondesbury residence is 50a Cavendish Road in April 2014. The Tribunal determines that the premium payable by the Applicant in respect of the extension of the lease for the flat was £82,319. This case was in relation to 1 flat. The unexpired residue of the current lease was 49.26 years.
My lawyers in Brondesbury have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.