My aunt passed away last year and as sole heir and executor I was left the house in Page Green. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
If you plan to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.
I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Page Green. The Page Green property was put into my name in June. I want to move. I do know about the CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in June. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
How can we tell if a Page Green conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Page Green obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
After what feels like an age I have had an offer on an apartment in Page Green accepted, but there is a chain. The vendors have put an offer on a flat, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Page Green. What should be my next step? At what stage should I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Page Green conveyancing search costs, etc). First, you must ensure that your lawyer is on the TSB approved list. Concerning the next stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. During a rising market many buyers will apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.
How does conveyancing in Page Green differ for new build properties?
Most buyers of new build or newly converted property in Page Green come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Page Green tend to buy the land, 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 conveyancers 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 accustomed to new build conveyancing in Page Green or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Page Green prior to appointing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend not grant a mortgage on such a property.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Page Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Page Green to see if the conveyancing will be more expensive.
My husband and I are 14 days into a freehold purchase having been directed to a firm by the estate agent to perform conveyancing in Page Green. I am not happy. Can you help me find new conveyancers?
A conveyancer would have to be very bad to suggest replacing them. Has the mortgage been generated? If so you must make them aware of the new contact details and ensure the loan are issued to the new lawyers. Your conveyancer should be on the mortgage company approved list to avoid supplemental costs and frustration. That should be your starting point. Our search tool should help you find a lender approved solicitor for your home move in Page Green
Planning to sign contracts shortly on a basement flat in Page Green. Conveyancing solicitors assured me that they will have a report out to me on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Page Green should include some of the following:
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Who has the liability to repair and maintain the main walls and foundations. It is important that you know which party is duty bound to repair and maintenance of every part of the building What the implications are if you breach a clause of your lease? Repair and maintenance of the flat The physical ownership of the property. This could be the apartment itself but may incorporate a roof area or cellar if relevant. Does the lease prohibit wood flooring?
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Page Green. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Page Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Page Green property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case affected 2 flats. The remaining number of years on the lease was 74.13 years.