My uncle passed away six months ago and as sole heir and executor I was left the property in Orpington. The house had a small mortgage left on it of around £8000. 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 re-mortgage then Skipton will insist on your using 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 assisting my aunt sell her house in Orpington. Will the solicitor commission an energy assessment or should I organise this?
Following the abolition of HIPs, energy assessments remained a mandatory part of selling a house. An energy performance certificate must be commissioned before the property is marketed. This is not as aspect of the sale process that conveyancers normally organise. Where you are instructing a Orpington conveyancing lawyer they might help arrange energy assessments due to their contacts with long established Orpington assessors
My bid for a property was accepted at auction in Orpington. Conveyancing is needed. What is next?
Now that you are exchanged you should find a conveyancing lawyer as a matter of urgency as you will have a pending a fixed date to complete the purchase. Every auction property will ordinarily have a bespoke auction set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete on the on the contractual date .
My wife and I purchasing a end of terrace house in Orpington. The intention is to an extension at the rear at the house.Will the conveyancing process include checks to determine if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Orpington can sometimes reveal restrictions in the title deeds which prohibit categories of changes or necessitated the consent of another owner. Certain extensions require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Various online forums that I have visited warn that are a common reason for obstruction in Orpington house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Orpington.
Do I need to be concerned that brokers that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a High Street Orpington conveyancing company?
As is the case with lots of professional services, often recommendations from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to choose. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to select your preferred conveyancer. However, bear in mind that the majority of lenders specify a panel list of lawyers you must use for the lender related work in your conveyancing.
I need to find a conveyancing solicitor for residential conveyancing in Orpington. I happened to land on a web site which appears to be the perfect offering If there is a chance to get all formalities completed via email that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am the proprietor of a ground-floor 1950’s flat in Orpington. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
Most certainly. We are happy to put you in touch with a Orpington conveyancing firm who can help.
An example of a Lease Extension case for a Orpington residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The remaining number of years on the lease was 50.57 years.
What are the frequently found deficiencies that you come across in leases for Orpington properties?
There is nothing unique about leasehold conveyancing in Orpington. All leases are unique and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall Clauses dealing with recovering service charges for expenditure on the building or common parts.
You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Chelsea Building Society, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.