My grandfather passed away last year and as sole heir and executor I was left the house in Cambridge. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Clydesdale will require that you use 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.
This question may be naive but I am unexperienced as a first time purchaser of a ground floor flat in Cambridge. Do I pick up the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Cambridge?
On the day of completion you will not be required to go to the conveyancers office in Cambridge. Your solicitors will electronically transfer the completion advance to the seller's lawyers, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Completion of my remortgage has taken place for my property in Cambridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Cambridge solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have come across warn that are a common cause of stalling in Cambridge conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Cambridge.
I have recently realised that I have Seventy years left on my lease in Cambridge. I am keen to extend my lease but my landlord is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the landlord. On the whole a specialist should be useful to try and locate and to produce a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Cambridge.
Cambridge Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
Who manages the block? The majority of Cambridge leasehold flats will have a service charge for the upkeep of the block levied by the landlord. Where you buy the property you will have to meet this charge, normally periodically accross the year. This can be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge to be met yearly, this is usually not a exorbitant sum, say approximately £50-£100 but you need to check as sometimes it could be many hundreds of pounds. You should be aware if it is no more than 80 years it will affect the marketability of the property. 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 how much this will be. Remember, in most cases you will need to own the premises for 24 months in order to be legally able to exercise a lease extension.
There are numerous properties in Cambridge on unadopted roads. My partner and I are purchasing one such house. Are there any benefits to buying a property on a privately owned road?
Cambridge conveyancing practices will be familiar with dealing propertieson private. The solicitor should investigate title to find any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that residents make annual payments for the upkeep of the road. Where there is one, the road should be maintained and appear nicer than council maintained.