My grandmother passed away last year and as sole heir and executor I was left the property in Thornbury. 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 Bank of Ireland, pay off the mortgage. Is this possible?
Given you intend to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
The deeds to my house can not be found. The solicitors who handled the conveyancing in Thornbury 4 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your house and get up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I'm purchasing my first flat in Thornbury with a mortgage from Clydesdale. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the extras as it would impact my mortgage with Clydesdale. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm refinancing my current house to a buy to let loan with Skipton Building Society and I will use the rest of the raised equity as a down payment on a second house. The location we are interested in is Thornbury. Will your solicitors be able to act for the two lenders and tie in the transactions?
Do use our comparison tool on this site to check that the solicitors are on the relevant lender panels. Assuming that they are your conveyancer will be able to tie up the two transactions but you should have a chat with you lawyer and make clear your expectations and needs.
My father has urged me to instruct his conveyancers in Thornbury. Should I choose my own property lawyer?
There are no two ways about it it’s preferable to select a conveyancing solicitor is to get feedback from friends or family who have actually experience in using the firm that you are are thinking of instructing.
My fiance and I may need to rent out our Thornbury basement flat for a while due to a new job. We instructed a Thornbury conveyancing practice in 2002 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
A lease dictates relations between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Thornbury do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I am the registered owner of a studio flat in Thornbury, conveyancing was carried out June 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Thornbury with a long lease are worth £202,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2081
You have 56 years unexpired the likely cost is going to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.