My aunt passed away six months ago and as sole heir and executor I was left the house in Leconfield. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
Where you plan to refinance then RBS will insist on your using a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.
My bid for a property was accepted at auction in Leconfield. Conveyancing is required. What is next?
Given that you have now legally committed yourself to purchase you now have to instruct a conveyancing solicitor as a matter of priority as you are faced with a tight a fixed date to complete the transaction. All auction property will have a corresponding legal pack. This should include most,if not all of the paperwork that your solicitor will need. In the case of leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.
When it comes to mortgage companies such as Virgin Money, do Leconfield conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We were going to get a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Leconfield solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Leconfield solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
What will a local search reveal concerning the property my wife and I purchasing in Leconfield?
Leconfield conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search plays an important part in most Leconfield conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal information 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 topic sections.
How does conveyancing in Leconfield differ for newly converted properties?
Most buyers of new build property in Leconfield contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Leconfield usually buy 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 Leconfield or who has acted in the same development.
My husband and I are novice buyers - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we appoint the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Leconfield
We suspect that the seller is not behind this request. Should the vendor want ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Leconfield conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or hit his conveyancing targets pre-set by head office.
What are your top tips when it comes to finding a Leconfield conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Leconfield conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Leconfield conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
Can they put you in touch with clients in Leconfield who can give a testimonial? What are the costs for lease extension conveyancing?
Leasehold Conveyancing in Leconfield - Examples of Queries Prior to buying
-
Are any of leasehold owners in dispute over their service charge liability? Be sure to find out if there is anything that is prohibited in the lease. For instance it is very common in Leconfield leases that pets are not allowed in certain buildings in Leconfield. If you love the apartmentin Leconfield yet your dog is not allowed to live with you then you will be faced difficult decision. The best form of lease structure is if the freehold title is owned by the leaseholders. In this arrangement the tenants enjoy control and even though a managing agent is usually retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders.