My grandmother passed away last year and as sole heir and executor I was left the house in Carshalton. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.
I am intent on selling our home in Carshalton and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Carshalton conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Carshalton. Having lived in Carshalton for three years we know of no issue. Do we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to my property can not be found. The conveyancers who dealt with the conveyancing in Carshalton 5 years ago have long since closed. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer should know exactly where to look for all the relevant paperwork so you can buy or dispose of your property without a hitch. If duplicates can’t be located, your conveyancer can put in place insurance or indemnities protecting you against future claims on your premises.
I decided to have a survey carried out on a property in Carshalton before appointing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may not give a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Carshalton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Carshalton to see if the conveyancing will be more expensive.
I am using a search engine for the words on line conveyancing in Carshalton it reveals numerous conveyancersin the area. How do I determine which is the right conveyancing solicitor for my move?
The preferential method of choosing a suitable conveyancer is via trusted referral, so ask colleagues and relatives who have bought a property in Carshalton or a respected estate agent or financial adviser. Charges for conveyancing in Carshalton differ, so it's sensible to obtain a minimum of three costs illustrations from different law firms. Dont forget to clarify that the charges are assured not to increase.
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Carshalton. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to calculate the amount due.
An example of a Freehold Enfranchisement matter before the tribunal for a Carshalton residence is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case was in relation to 2 flats. The remaining number of years on the lease was 72 years.
What makes a Carshalton lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Carshalton. Most leases are individual and drafting errors can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Barnsley Building Society, and Clydesdale all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to withdraw.