My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Coven. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
If you intend to refinance 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 my solicitor be raising questions about flooding as part of the conveyancing in Coven.
Flooding is a growing risk for solicitors specialising in conveyancing in Coven. There are those who acquire a property in Coven, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Coven. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could issue a claim for damages stemming from an misleading response. A buyer’s lawyers may also order an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who conducted the conveyancing in Coven 10 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, find your house and order up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
How easy is it to switch solicitor as I have to appoint one who is on the The Royal Bank of Scotland conveyancing list. I was using a high street conveyancing solicitor in Coven round the corner but he is not accepted by The Royal Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Coven on the The Royal Bank of Scotland panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Coven. Using search facility on this page, you can scrutinise fees for conveyancing solicitors in Coven and throughout England and Wales.
Back In 2003, I bought a leasehold house in Coven. Conveyancing and Aldermore mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Coven who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Coven conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Coven Leasehold Conveyancing - Sample of Queries Prior to buying
Who is in charge of the block? Generally speaking the outlay for major works are not included within service charges, although some managing agents in Coven ask leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. How many of the leaseholders are in arrears for their service charge payments?