I selected a high street solicitor for our conveyancing in Alston today. Upon checking the small print I notewe are liable for charges even if the movedoes not happen. Would I be best advised to instruct a web based conveyancing brokerage advertising no move no charge conveyancing in Alston?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to neutralise the cases that do not proceed. Also remember that these arrangements tend not to protect you from expenditure for instance Alston conveyancing search costs.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Alston. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
If you intend to refinance then Clydesdale will insist on your using a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
My wife and I are downsizing from our house in Alston and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Alston conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Alston. We have lived in Alston for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of 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 illness)
I need to appoint a conveyancing solicitor for some conveyancing in Alston. I happened to chance upon a web site which seems to have the ideal solution If there is a chance to get all formalities completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
How does one as executor remove a departed person's name from the title deeds for a property in Alston?
Where a Alston property is co-owned and one of the owners dies, the name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as in the event of a disposal your conveyancer would just need to supply proof as to the reason the other owner is missing from the conveyance, such as a grant of probate.
With a view to making things more straight forward in the future you can apply to have the deceased person erased from the title by submitting an application to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.