My uncle passed away 10 months ago and as sole heir and executor I was left the property in Brackley. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?

Given you intend to refinance then HSBC will require that you use a conveyancer on the HSBC 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 HSBC 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 HSBC mortgage is registered as a charge at the Land Registry.

Will our solicitor be raising questions concerning flooding as part of the conveyancing in Brackley.

Flooding is a growing risk for lawyers dealing with homes in Brackley. There are those who buy a property in Brackley, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their solicitors which will give them a better appreciation of the risks in Brackley. The conventional set of information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to find out if the property has ever been flooded. If the property has been flooded in past and is not notified by the seller, then a purchaser may issue a claim for damages resulting from an incorrect response. A buyer’s conveyancers should also commission an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries should be made.

What does commercial conveyancing in Brackley cover?

Non domestic conveyancing in Brackley covers a broad array of advice, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies 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 am using a search engine for the term on line conveyancing in Brackley it brings up many conveyancersin the area. How do I determine which is the suitable conveyancer for the sale of my house?

The preferential method of finding a suitable conveyancer is via trusted recommendation, so ask colleagues and those you trust who have acquired a property in Brackley or a reputable estate agent or mortgage broker. Fees for conveyancing in Brackley differ, so it's advisable to secure at least four fee estimates from varying types of property lawyers. Make sure that you clarify that the costs are guaranteed not to escalate.

I am attracted to a couple of apartments in Brackley both have in the region of forty five years left on the lease term. should I be concerned?

A lease is a right to use the property for a prescribed time frame. As the lease shortens the saleability of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this arena.

Leasehold Conveyancing in Brackley - Sample of Queries before Purchasing

How many of the leaseholders are in arrears for their service charge payments? Are there any major works on the horizon that could increase the maintenance fees? Where a Brackley lease has less than eighty years it will affect the salability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely require a lease extension at some point and you need to have some idea of what this will be. For most Brackleylease extensions you will be be obliged to have been the owner of the property for a couple of years before you are entitled to carry out a lease extension.