My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Hemel Hempstead. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Given you plan to refinance then Principality will insist on your using 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.
How does conveyancing in Hemel Hempstead differ for new build properties?
Most buyers of new build property in Hemel Hempstead come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Hemel Hempstead tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hemel Hempstead or who has acted in the same development.
I decided to have a survey completed on a property in Hemel Hempstead before instructing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hemel Hempstead. Conveyancing may be slightly more expensive based on your lender's requirements.
How do I locate a Hemel Hempstead solicitor on the Virgin Money conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the lawyer.
You can use the facility on this website. Please choose the mortgage company and your location and you will see a number of Hemel Hempstead conveyancing lawyers locally. We have detailed some Hemel Hempstead conveyancing firms towards the end of this page and you can contact them to check whether they are on the Virgin Money member panel
My father-in-law has recommend that I instruct his lawyers for conveyancing in Hemel Hempstead. Should I choose my own solicitor?
Much as we are happy to recommend a Hemel Hempstead conveyancing lawyer the ideal way to choose a conveyancing solicitor is to seek referrals from friends or relatives who have experience in using the firm you're are thinking of instructing.
Is there a reason that Hemel Hempstead conveyancing charges are higher for leasehold and freehold properties?
When buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control