My uncle passed away last year and as sole heir and executor I was left the property in Eccleston. 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 Principality, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Principality will require that you use a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a garden flat in Eccleston. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Eccleston?
On the day of completion you will not be required to go to the conveyancers office in Eccleston. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
A relative advised me that in purchasing a property in Eccleston there could be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Eccleston which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Eccleston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Eccleston off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Eccleston 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to prove you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Eccleston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Eccleston
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Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
My husband and I are first time buyers - agreed a price, yet the agent advised that the owners will only issue a contract if we appoint the agent's recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Eccleston
We suspect that the seller is not behind this request. If they require ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Eccleston conveyancing lawyers - not the ones that will give their estate agent a commission or hit his conveyancing figures demanded by HQ.
If all goes to plan we aim to complete our sale of a £250,000 garden flat in Eccleston on Monday in a week. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Eccleston?
For the majority of leasehold sales in Eccleston conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-exchange enquiries
Where consent is required before sale in Eccleston
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a garden flat in Eccleston, conveyancing formalities finalised July 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Eccleston with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2091
With 68 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.