My uncle passed away 10 months ago and as sole heir and executor I was left the property in Gunnersbury. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Virgin Money will insist on your using 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 making enquiries about flooding during the conveyancing in Gunnersbury.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Gunnersbury. Some people will purchase a house in Gunnersbury, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that may be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Gunnersbury. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer may bring a legal claim for losses as a result of such an misleading answer. The purchaser’s lawyers will also order an environmental search. This should higlight if there is any known flood risk. If so, more detailed inquiries will need to be initiated.

I have justfound out that Wolstenholmes have closed. They conducted my conveyancing in Gunnersbury for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the former proprietor?

The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gunnersbury conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Gunnersbury is the location of the property. Is there any guidance you can give?

Flying freeholds in Gunnersbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gunnersbury you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gunnersbury may determine 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.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £475,000 flat in Gunnersbury next week. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Gunnersbury?

For most leasehold sales in Gunnersbury conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange questions Where consent is required before sale in Gunnersbury Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Gunnersbury leasehold property is £350. For Gunnersbury conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I have given up trying to purchase the freehold in Gunnersbury. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Gunnersbury conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Gunnersbury residence is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case was in relation to 2 flats. The unexpired term was 64.64 years.