My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Caister On Sea. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Virgin Money will require that you use a conveyancer on the Virgin Money 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 Virgin Money 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 Virgin Money mortgage is registered as a charge at the Land Registry.

Should our lawyer be raising enquiries about flooding as part of the conveyancing in Caister On Sea.

Flooding is a growing risk for solicitors dealing with homes in Caister On Sea. There are those who buy a house in Caister On Sea, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a number of searches that can be carried out by the buyer or by their conveyancers which will figure out the risks in Caister On Sea. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover if the premises has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the seller, then a buyer could commence a legal claim for losses as a result of such an inaccurate response. The purchaser’s solicitors may also carry out an enviro search. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be conducted.

I'm purchasing my first flat in Caister On Sea with a loan from Clydesdale. The developers would not reduce the price so I negotiated £7000 of extras instead. The sale representative told me not inform my conveyancer about the side-deal as it could impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Caister On Sea is where the house is located. Can you shed any light on this issue?

Flying freeholds in Caister On Sea are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Caister On Sea you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caister On Sea 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 property.

In relation to leasehold conveyancing in Caister On Sea what are the most frequent lease defects?

Leasehold conveyancing in Caister On Sea is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Repairing obligations to or maintain elements of the building

You could have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Skipton Building Society, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

Leasehold Conveyancing in Caister On Sea - A selection of Questions you should consider Prior to Purchasing

What restrictions are contained in the Caister On Sea Lease? You should want to discover as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the communal areas. Ask other people what they think of their management. In conclusion, find out the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. For most Caister On Sea leaseholds the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Caister On Sea obliged leaseholders to pay into a reserve fund and this is used to offset against major works.