My grandfather passed away last year and as sole heir and executor I was left the house in Bootle. 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 Principality, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Principality will insist on your using a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
My colleague recommended that where I am purchasing in Bootle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Bootle conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Bootle around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bootle Education with maps and statistics, Local Amenities and other useful information regarding Bootle.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Bootle is the location of the property. Is there any advice you can give?
Flying freeholds in Bootle are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bootle you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bootle may ascertain 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.
Estate agents have just been given the go-ahead to market my basement flat in Bootle. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge demand – Do I pay up?
It best that you pay the maintenance contribution as you normally would as all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a ground floor flat in Bootle, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Bootle with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2099
You have 80 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
I am in the process of purchasing my first home in Bootle. Conveyancing practitioner already selected. The mortgage adviser advised that a survey is not necessary as the house was only built in 2001.
You would be well advised to undertake a Home Buyer's Report. Given the residence is more than 10 years old the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be enough. They will highlight any obvious issues and recommend further investigation if relevant. If there are any signs of material issues obtain a full structural survey.