My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Didsbury. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then UBS will insist on your using a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
Is there a list of UBS panel conveyancers in Didsbury on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings visible on the web. If you are in need of a Didsbury solicitor on the UBS please make the most of our tool.
We expect to receive a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Didsbury solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Didsbury solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I have a mortgage with Leeds Building Society for my property in Didsbury. Conveyancing was finalised a year ago. In the event that I decide 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 Leeds Building Society?
Leeds Building Society must be informed of your intention in advance of renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.
Various online forums that I have visited warn that are a common reason for hinderance in Didsbury house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Didsbury.
I have todayfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Didsbury for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Didsbury conveyancing specialists.
In my capacity as executor for the estate of my aunt I am disposing of a house in Monmouth but I am based in Didsbury. My lawyer (approximately 235 miles awayrequires that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Didsbury who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Didsbury
Can you offer any advice when it comes to finding a Didsbury conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Didsbury conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Didsbury conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How many lease extensions have they completed in Didsbury in the last year? Can they put you in touch with clients in Didsbury who can give a testimonial?
I inherited a 1st floor flat in Didsbury, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Didsbury with a long lease are worth £165,000. The ground rent is £50 yearly. The lease expires on 21st October 2099
You have 78 years left to run the likely cost is going to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.