My aunt passed away 10 months ago and as sole heir and executor I was left the property in Criccieth. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
I am assisting my aunt sell her house in Criccieth. Will the solicitor order the energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, energy performance certificates became a compulsory part of moving property. An energy performance certificate needs to be commissioned in advance of the property being marketed. It is not a task that lawyers normally organise. If you are using a Criccieth conveyancing lawyer they might be able to arrange energy assessments given their contacts with reputable local accredited person
I just bought a property at auction in Criccieth. Conveyancing is required. What are my next steps?
Given that you have now exchanged you now have to find a conveyancing lawyer soon as you now have a pending a fixed date to complete the deal. Every auction property should have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
My wife and I buying a end of terrace house in Criccieth. We would like to carry out a loft conversion at the property.Will legal work on the property involve enquiries to see if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Criccieth will occasionally reveal restrictions in the title deeds which prevent categories of alterations or require the permission of another owner. Certain works require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
What will a local search inform me concerning the property my wife and I purchasing in Criccieth?
Criccieth conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays an important role in most Criccieth conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I'm buying a new build house in Criccieth with a loan from TSB. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not reveal to my conveyancer about this extras as it will jeopardize my mortgage with TSB. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking into buying my first house which is in Criccieth and I am already nervous. I couldn't find anything specific about Criccieth. Conveyancing will be needed in due course but do you know about the Criccieth area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Criccieth. In the meantime here are some basic statistics that we found
We own a leasehold flat in Criccieth. Conveyancing was finalised in 2011. I have heard that I should not let the the remaining lease term to get too short. What is the reasoning?
Criccieth leasehold properties are for a set period - normally just under one hundred years when they started. However a significant appartments in Criccieth were built or converted 20 or more years ago and so these leases now have under eighty years unexpired. That may seem like plenty of time however Banks, Building Societies and other mortgage companies tend to need leases to have at least seventy five years unexpired to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing eighty years. To maximise the saleability of your property you should be considering whether or not to extend your lease long before you come to sell it. There are also strong financial reasons to taking action before the lease hits eighty years as when the lease falls below 80 years the premium you have to pay to extend starts to escalate.