My aunt passed away 10 months ago and as sole heir and executor I was left the house in Ewloe. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?
Where you plan to refinance then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
I am selling our property in Ewloe and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Ewloe conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Ewloe. Having lived in Ewloe for 5 years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of 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 life insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who dealt with the conveyancing in Ewloe 5 years ago are no longer around. What are my options?
Assuming you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your house and order up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm purchasing a new build house in Ewloe with a mortgage from Virgin Money. The sellers would not budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my conveyancer about the deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Ewloe I like with open areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Ewloe for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My husband and I are novice buyers - agreed a price, but the agent informed us that the owners will only proceed if we instruct their chosen lawyers as they need an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Ewloe
We suspect that the owner is unaware of this ultimatum. Should the owner require ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Contact the sellers directly and make sure they understand (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Ewloe conveyancing firm - not the ones that will provide the estate agent a commission or achieve conveyancing figures set by senior management.