My uncle passed away 10 months ago and as sole heir and executor I was left the property in Worsley. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
I am assisting my mother sell her property in Worsley. Does the solicitor order the energy assessment or do I organise this?
Following the demise of HIPs, EPC’s was left as a required element of selling a house. An energy assessment should be commissioned prior to the property being marketed. This is not a task that solicitors ordinarily organise. If you are using a Worsley conveyancing practitioner they might be able to arrange EPC’s due to their relationships with long established local providers
is it true that all Worsley solicitor practices on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
I am purchasing a property in Worsley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
Given that your lender is Nationwide your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease does not meet these conditions. The specifications relate to the installation of panels on properties countrywide and is not limited to Worsley.
I decided to have a survey carried out on a property in Worsley in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks tend refuse to issue a loan on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Worsley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Worsley to see if the conveyancing costs will increase in light of this.
What does commercial conveyancing in Worsley cover?
Commercial conveyancing in Worsley covers a wide array of guidance, offered by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I work for a long established estate agency in Worsley where we see a number of flat sales jeopardised as a result of short leases. I have been given contradictory information from local Worsley conveyancing solicitors. Please can you confirm whether the owner of a flat can commence the lease extension process 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser 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 at the same time as 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 purchaser.
Worsley Conveyancing for Leasehold Flats - Sample of Queries before buying
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This information is helpful as a) areas can result in problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to know about it How much is the service charge and ground rent on the flat? The majority of Worsley leasehold properties will be liable to pay a service charge for the upkeep of the block levied on behalf of the management company. Where you acquire the property you will have to meet this amount, usually quarterly accross the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a ground rent to be met annual, ordinarily this is not a exorbitant amount, say about £25-£75 but you should to enquire it because sometimes it could be many hundreds of pounds.
My 20yr old son is embarking on her first house purchase, he had his mortgage in principle. When the offer was accepted on house we contacted the building society to progress the mortgage application. We were very surprised to discover that mortgage companies do not accept all conveyancer, they need to be on their approved list, is this correct?
Banks normally restrict either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Worsley lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.