My grandfather passed away six months ago and as sole heir and executor I was left the house in Yiewsley. 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 Aldermore, pay off the mortgage. Is this possible?
If you plan to refinance then Aldermore will require that you use a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.
I used Action Conveyancing a few years past for my conveyancing in Yiewsley. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Yiewsley 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.
How does conveyancing in Yiewsley differ for newly converted properties?
Most buyers of new build property in Yiewsley come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because builders in Yiewsley usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Yiewsley or who has acted in the same development.
Do I need to be concerned that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Yiewsley conveyancing firm?
As with many professional services, often input from family and friends can be very helpful. Nevertheless there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend solicitors to instruct. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to select your preferred conveyancer. Don't forget that many mortgage providers specify a panel list of solicitors you have to use for the mortgage related work in your transaction.
I have recently realised that I have Seventy years remaining on my lease in Yiewsley. I am keen to extend my lease but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to find the lessor. In some cases a specialist may be helpful to carry out a search and prepare an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Yiewsley.
We have reached the end of our tether in negotiating a lease extension in Yiewsley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement decision for a Yiewsley residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The unexpired residue of the current lease was 69 years.
Online reading suggests that Yiewsley solicitors are more expensive than Yiewsley conveyancers in Yiewsley when it comes to buying a property. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Yiewsley.
When it comes to conveyancing in Yiewsley the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.