My aunt passed away last year and as sole heir and executor I was left the property in Westminster. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
Where you intend to refinance then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
I am the single recipient of my late grandmother’s estate and I have everything in my name now, including the house in Westminster. The Westminster property was put into my name in April. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. many banks would take a practical view as this clause chiefly exists to identify the purchase and immediately sell or the flipping of property.
I can not work out if my bank requires a lease extension. I have called my Westminster building society branch on various occasions and was told they are content with the situation and they would lend. My Westminster conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancing practitioner is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Westminster solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Just bought a semi-detached house in Westminster , What is the estimated time for the Land Registry to register my title? My Westminster conveyancing solicitor works at snail pace, so I want to check the land registry aspects are addressed.
There is nothing unique about conveyancing in Westminster registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs once the new owner has moved in to the property therefore an expedited registration is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Westminster is where the house is located. Is there any guidance you can give?
Flying freeholds in Westminster are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westminster you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westminster may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am using a search engine for the phrase cheap conveyancing in Westminster it brings up many property lawyersin the area. How do I determine which is the right conveyancing solicitor for the sale of my house?
The preferential method of choosing a suitable conveyancer is through a personal recommendation, so enquire of friends and family who have bought a property in Westminster or the reputable estate agent or financial adviser. Charges for conveyancing in Westminster differ, so it's sensible to obtain at least three costs illustrations from different solicitors. Dont forget to clarify that the fees are fixed.
Me and my fiance are looking at buying our first property in Westminster. Please can you refer me to a good Westminster conveyancer that can act for us as well as act for Bank of Ireland?
LenderPanel.com is limited to being a directory service for conveyancing practitioners who wish to be listed as being on the approved conveyancing panel for Bank of Ireland in certain locations for example Westminster . Our intention is not to recommend any particular conveyancer.