Do the conveyancing practitioners that you recommend execute auction conveyancing in Kirkdale?

There are a number of auction lawyers we can connect you with those conducting auction conveyancing. Kirkdale is one of our locations in which our lawyers have a presence.

My grandmother passed away six months ago and as sole heir and executor I was left the house in Kirkdale. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?

Given you intend to refinance then RBS will require that you use a conveyancer on the RBS 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 RBS 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 RBS mortgage is registered as a charge at the Land Registry.

Is it correct that all Kirkdale CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?

A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

The mortgage over my property is with Skipton for my property in Kirkdale. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Your original mortgage agreement with Skipton will provide that you need their approval before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel lawyer.

After shopping around on the internet I have found a Kirkdale conveyancer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kirkdale postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Kirkdale.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Kirkdale is the location of the property. Can you offer any guidance?

Flying freeholds in Kirkdale are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kirkdale you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kirkdale 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 residence.

Are there any distinct benefits to selecting a high street property lawyer in Kirkdale

Many purchasers and sellers in Kirkdale prefer a nearby high street conveyancer so that they can visit just in case they have problems, and to sign paperwork without using the post.

We would say that there is a slight edge in using a lawyer local to a property you are buying, due to the knowledge of the area and possible local issues - but this is moot. Many conveyancers are now over the internet and could be anywhere in the world.