My uncle passed away last year and as sole heir and executor I was left the property in St John's Wood. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
Where you plan to re-mortgage 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.
I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The St John's Wood solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a apartment in St John's Wood. 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 Aldermore 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 John's Wood lawyer is on the Aldermore conveyancing panel.
Clydesdale have agreed my mortgage in principle, my bid on a house in St John's Wood has been accepted, what happens next?
Your property agent will need to know who your solicitors are (be sure the lawyers are on the bank’s panel). Contact Clydesdale or your broker and finalise any appropriate paperwork. Clydesdale will sellect a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Clydesdale will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in St John's Wood.
I note that there are debates on Chancel Insurance on online forums. Do I require this when buying a property in St John's Wood? or Apparently there is a law dating back centuries that could mean that owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in St John's Wood?
Unless a previous acquisition of the property took place after 12 October 2013 you may take it that lawyers handling conveyancing in St John's Wood to continue to advocate a chancel search and or chancel repair liability policy.
How does conveyancing in St John's Wood differ for new build properties?
Most buyers of new build property in St John's Wood come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in St John's Wood usually acquire the site, 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 conveyancing solicitors 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 St John's Wood or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in St John's Wood. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in St John's Wood - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in St John's Wood. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We can put you in touch with a St John's Wood conveyancing firm who can help.
An example of a Lease Extension case for a St John's Wood flat is Garden Flat 195 Goldhurst Terrace in May 2012. The Tribunal held in accordance with section 48 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 that the premium for the extended lease should be £60,855.00. This case was in relation to 1 flat. The unexpired residue of the current lease was 60.16 years.
What tools are available to find a St John's Wood conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20miles to attend the conveyancer.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case St John's Wood and you will see a number of lawyer located nearest St John's Wood. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.