My grandfather passed away six months ago and as sole heir and executor I was left the house in Wantage. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this possible?
Where you plan to refinance then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
We are close to exchanging contracts on the sale of our home in Wantage and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Wantage. Having lived in Wantage for many years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Wantage for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wantage conveyancing specialists.
My cousin has recommend that I appoint his conveyancers in Wantage. Should I choose my own solicitor?
There are no two ways about it the ideal way to find a conveyancing lawyer is to seek referrals from friends or relatives who have actually previously instructed the solicitor you're are thinking of instructing.
I am employed by a long established estate agency in Wantage where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given contradictory information from local Wantage conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a basement flat in Wantage, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Wantage with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2077
With 53 years unexpired the likely cost is going to be between £27,600 and £31,800 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
For various reasons I cannot be present at my Wantage conveyancing lawyers office to execute documents for conveyancing in Wantage – is this a problem?
Not a problem. Wantage conveyancing solicitors can conduct home moves for clients throughout the rest of the country. You are unlikely to be required to visit a Wantage conveyancers office. They can undertake everything via phone, post and email - whatever works for you.