My aunt passed away six months ago and as sole heir and executor I was left the property in Garstang. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then TSB will require that you use a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
A colleague recommended that if I am purchasing in Garstang I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Garstang conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Garstang around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Garstang.
Are there restrictive covenants that are commonly picked up during conveyancing in Garstang?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Garstang. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build flat in Garstang. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Garstang
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I am hoping to exchange soon on a basement flat in Garstang. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Garstang should include some of the following:
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The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Where does the liability rest for repairing the window frames Do you need to have carpet in the flat or are you allowed wood flooring? The physical extent of the demise. This might be the apartment itself but might include a roof space or basement if applicable. The unexpired lease term. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark
I acquired a 2 bed flat in Garstang, conveyancing was carried out August 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Garstang with a long lease are worth £207,000. The ground rent is £60 yearly. The lease runs out on 21st October 2082
With 57 years remaining on your lease we estimate the premium for your lease extension to span between £28,500 and £33,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
My wife and I have just had an offer accepted on our 1st home in Garstang, and are about to get solicitors lined up. We have made use of the numerous comparison tools and the quotes are from all across the country. Is it critical to have a Garstang lawyer local to our prospective house? We are happy to do everything over email, but I am thinking at some point we may need to visit the solicitor's office to sign contracts?
The property lawyer does not have to be in Garstang, but opting for local means that you can visit their offices if you need to, for instance, if a signature is needed urgently. In addition, a Garstang solicitor have established relationships with local agents and (if the vendor has chosen a local property lawyer) with them, which should help keep things moving faster.