My aunt passed away last year and as sole heir and executor I was left the property in Thurmaston. 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?
Where you plan to re-mortgage 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.
We are aiming to move house in May. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you put forward a removal company in Thurmaston. Conveyancing lawyer was chosen prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from your property agent however this can only take place when the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be passed over. Subsequently you should tell the removal men that you are ready to move in. We do not suggest a particular removal organisation but can help you locate a residential property solicitor in Thurmaston or a solicitor that specialises in conveyancing in Thurmaston.
I was told two weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Thurmaston is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Barclays have agreed my mortgage in principle, my offer on a apartment in Thurmaston has been agreed to, what happens next?
Your estate agent will want to be informed of your property lawyer's details (ensure that the conveyancing practitioners are on the bank’s approved list). Call up Barclays or the financial adviser and finish off any outstanding documentation. Barclays will instruct a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Barclays will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Thurmaston.
Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in Thurmaston?
Many commercial conveyancing solicitors in Thurmaston will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Thurmaston. The report provides definitive information 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 Thurmaston.
For every commercial conveyancing transaction in Thurmaston it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Thurmaston commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Thurmaston.
I used Stirling Law a few years past for my conveyancing in Thurmaston. Now, I need my files however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thurmaston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey carried out on a property in Thurmaston in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders may refuse to give a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Thurmaston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Thurmaston to see if the conveyancing will be more expensive.
My wife and I may need to let out our Thurmaston garden flat for a while due to taking a sabbatical. We instructed a Thurmaston conveyancing firm in 2004 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Thurmaston do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I acquired a leasehold flat in Thurmaston, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Thurmaston with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2104
With only 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.