My grandmother passed away last year and as sole heir and executor I was left the property in Crowthorne. 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 RBS, pay off the mortgage. Is this possible?
Where you plan to refinance then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Co-operative, do Crowthorne property lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Is it the case that all Crowthorne conveyancing solicitors on the Lloyds conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
I currently have a mortgage with Co-operative for my property in Crowthorne. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative prior to renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.
I am intent on selling our property in Crowthorne and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Crowthorne. Having lived in Crowthorne for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must 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)
I am purchasing a new build house in Crowthorne with a mortgage from Nottingham Building Society. The builders refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my conveyancer about this side-deal as it could impact my loan with the lender. Should I keep quiet?.
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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Crowthorne is the location of the property. Is there any advice you can give?
Flying freeholds in Crowthorne are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crowthorne you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crowthorne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What range of conveyancing matters do Crowthorne conveyancing practices manage?
Generally most Crowthorne conveyancing solicitors will conduct various services to home and land owners, sellers, purchasers, landlords and tenants such as:
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Property sale conveyancing in Crowthorne and wider afield
Domestic purchase conveyancing in Crowthorne and throughout England and Wales
Assisted buying schemes - Help to Buy conveyancing Buying and selling via auction Leasehold conveyancing sales and purchases Crowthorne conveyancing for Buying off mortgagees in possession in and outside of Crowthorne