My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Snettisham. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
If 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.
There are numerous conveyancing solicitors in Snettisham but how do I know who I should use?
Do not opt for the cheapest Snettisham conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am aiming to move property in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Snettisham. Conveyancing firm was found prior to coming across your website.
On the day of completion you will need to pick up the keys from your selling agent but this should only happen once the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be given over. You will need to inform the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a conveyancing in Snettisham or a solicitor with expertise in conveyancing in Snettisham.
After shopping around on the internet I have found a Snettisham lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Snettisham postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Snettisham.
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Snettisham?
Its becoming the norm that commercial conveyancing solicitors in Snettisham will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Snettisham. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Snettisham.
For each commercial conveyancing transaction in Snettisham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Snettisham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Snettisham.
Due to the input of my in-laws I had a survey completed on a property in Snettisham prior to appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may not issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Snettisham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Snettisham to see if the conveyancing costs will increase in light of this.
Is it best to appoint a Snettisham conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can handle the legal work but they are based 300miles drive away.
The benefit of a local Snettisham conveyancing firm is that you can visit the firm to sign paperwork, present your identification documents and pester them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that should trump using an unknown Snettisham conveyancing solicitor solely due to them being based in the area.
All being well we will complete the disposal of our £125,000 flat in Snettisham in just under a week. The management company has quoted £396 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Snettisham?
For the majority of leasehold sales in Snettisham conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange enquiries
Where consent is required before sale in Snettisham
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a 1 bedroom flat in Snettisham, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Snettisham with a long lease are worth £202,000. The ground rent is £60 invoiced annually. The lease expires on 21st October 2082
You have 57 years remaining on your lease the likely cost is going to range between £28,500 and £33,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.