My grandfather passed away last year and as sole heir and executor I was left the property in St Columb. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
If you intend to refinance then Santander will insist on your using a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the home moving as a 1st time buyer of a two bedroom flat in St Columb. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in St Columb?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We have a mortgage agreed in principle with Lloyds. St Columb conveyancing lawyers are appointed. How long does it take for Lloyds to send the offer to the solicitor?
There is no definitive answer here. Have Lloyds conducted the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
About to purchase flat in St Columb. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Columb conveyancer is on the Nationwide conveyancing panel.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in St Columb?
Many commercial conveyancing solicitors in St Columb will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in St Columb. The report sets out 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 St Columb.
For every commercial conveyancing transaction in St Columb it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to St Columb commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in St Columb.
Me and my brother purchased a terraced Victorian property in St Columb. Conveyancing solicitor acted for me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Columb and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in St Columb differ for new build properties?
Most buyers of new build residence in St Columb come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in St Columb tend to acquire 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 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 accustomed to new build conveyancing in St Columb or who has acted in the same development.
How much should conveyancing in St Columb cost?
The total sum charged for St Columb conveyancing costs are likely to be calculated at:
- a set charge; or
- on a time spent basis (i.e. the time spent on the particular case).
These days very few St Columb conveyancing solicitors invoice on time basis