My grandmother passed away last year and as sole heir and executor I was left the property in Hilperton. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
We are close to exchanging contracts on the sale of our property in Hilperton and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Hilperton. We have lived in Hilperton for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Hilperton differ for new build properties?
Most buyers of new build residence in Hilperton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Hilperton tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Hilperton or who has acted in the same development.
Am I better off to go with a Hilperton conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities but his firm is located a couple of hundredmiles drive away.
The primary upside of using a local Hilperton conveyancing firm is that you can visit the firm to execute paperwork, present your ID and pester them where appropriate. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and they were content that should surpass using an unknown Hilperton conveyancing solicitor solely due to them being round the corner.
Can you provide any top tips for leasehold conveyancing in Hilperton with the aim of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Hilperton can be avoided if you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your solicitors. A buyer’s conveyancer will not be happy to advise their client to where the remaining number of years is below 80 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Many landlords or managing agents in Hilperton charge for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Hilperton. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unresolved.
I inherited a split level flat in Hilperton, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Hilperton with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ceases on 21st October 2084
With only 59 years left to run we estimate the premium for your lease extension to be between £20,900 and £24,200 as well as costs.
The figure 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 detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.