My grandmother passed away six months ago and as sole heir and executor I was left the house in Highams Park. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
It is unclear whether my bank requires a lease extension. I have called my Highams Park bank branch on various occasions and was advised it wasn't an issue and they will lend. My Highams Park conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their specific requirements. I have no idea who is right.
As long as the lawyer is on the bank panel, she or he must comply with the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After weeks of negotiation I have agreed a price on a house in Highams Park. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £175. Shortly after, the conveyancer called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Highams Park solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal concerning the property my wife and I purchasing in Highams Park?
Highams Park conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search is essential in every Highams Park conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I'm remortgaging my current home to a buy to let loan with Santander and intend to use the remaining equity as a down payment on another property. The neighborhood we are talking about is Highams Park. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Do use our comparison tool on this page to check that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your desired outcome and requirements.
Jane (my partner) and I may need to sub-let our Highams Park ground floor flat temporarily due to a career opportunity. We instructed a Highams Park conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Some leases for properties in Highams Park do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have had difficulty in trying to reach an agreement for a lease extension in Highams Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Highams Park residence is 48 Greenleaf Road in December 2009. the lessees sought to exercise their right to purchase the freehold from the landlord by way of collective enfranchisement in accordance with the Leasehold Reform Housing and Urban Development Act 1993.The landlord could not be found.A vesting order was granted from the Bow County Court on 10 September 2007 (Claim No: 8BO04141). The Tribunal held that the premium to be paid was £3,850 This case was in relation to 2 flats. The remaining number of years on the lease was 104 years.
What is the best way to find the right lawyer for my conveyancing in Highams Park ?
Option 1 is to ask the people you trust who they used in the past and if they were happy with the service. Option 2 is to use a search tool on the web for conveyancing in Highams Park. Telephone two or three from the list and request that they send you their conveyancing quote and discuss your needs with the solicitor who will conduct your conveyancing before you commit. Option 3 is to make use of this site to help you find the right lawyers for you based on your unique factors including location,speed, complexity and who the proposed mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Highams Park