My uncle passed away six months ago and as sole heir and executor I was left the house in Braunstone. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
If you intend to refinance then UBS will require that you use a conveyancer on the UBS 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 UBS 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 UBS mortgage is registered as a charge at the Land Registry.
I am planning to move home in September. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Braunstone. Conveyancing lawyer was chosen prior to coming across your site.
On the afternoon of completion you can pick up the house keys from your estate agent however this can only occur when the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you choose a conveyancing in Braunstone or a firm with expertise in conveyancing in Braunstone.
When it comes to lenders such as RBS, do Braunstone conveyancers incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have instructed a Braunstone conveyancer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Braunstone postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Braunstone.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Braunstone is where the house is located. Is there any advice you can impart?
Flying freeholds in Braunstone are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Braunstone you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braunstone may decide 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 property.
Is it simple use the search facility to get a costs illustration from a conveyancing lawyer in Braunstone on the panel for my mortgage?
Step one is to pick a lender such as Yorkshire Building Society, Skipton Building Society or Platform Home Loans Ltd then specify your preferred area for example Braunstone. Conveyancing firms in Braunstone and further afield will then be identified.
I’m about to sell my ground floor flat in Braunstone. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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 bought a garden flat in Braunstone, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Braunstone with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease runs out on 21st October 2095
With just 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.