My uncle passed away six months ago and as sole heir and executor I was left the property in East Sheen. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Santander will insist on your using a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
I need some quick conveyancing in East Sheen as I have pressure to complete in less than one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in East Sheen the following are examples of issues that can crop up and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
I used Arc property Solicitors a few years ago for my conveyancing in East Sheen. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Sheen of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. East Sheen is where the house is located. What do you suggest?
Flying freeholds in East Sheen are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in East Sheen you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Sheen may decide 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.
I was pointed in your direction by numerous estate agents in East Sheen to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services ahead of a competitor’s?
We refuse to make any commission for sending work to this site. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a East Sheen conveyancing firm to help?
Most certainly. We are happy to put you in touch with a East Sheen conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a East Sheen flat is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The number of years remaining on the existing lease(s) was 66.25 years.
What are the common problems that you encounter in leases for East Sheen properties?
There is nothing unique about leasehold conveyancing in East Sheen. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Mortgage Works, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to withdraw.