My aunt passed away last year and as sole heir and executor I was left the house in Little Venice. 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 Bank of Ireland, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
My partner and I have arranged the release of further monies on our mortgage from Principality as we wish to conduct improvements to our house in Little Venice. Are we obliged to choose a high street Little Venice solicitor on the Principality conveyancing panel to deal with the legals?
Principality don't usually require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
We have a mortgage agreed in principle with Skipton. Little Venice conveyancing lawyers are appointed. How long does it take for Skipton to issue the offer to the lawyer?
There is no definitive answer here. Have Skipton done the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Little Venice. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Coventry BS your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to Little Venice.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Little Venice is the location of the property. Is there any advice you can give?
Flying freeholds in Little Venice are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Little Venice 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 Little Venice 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.
I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Little Venice. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
The majority of houses in Little Venice are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Little Venice in which case you should be shopping around for a Little Venice conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will advise you fully on all the issues.
I invested in buying a garden flat in Little Venice, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Little Venice with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2070
With only 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
My wife and I are are looking to find an affordable conveyancing solicitor in Little Venice to buy a flat. I am aware of the possibility of getting ripped off and there's lots of Little Venice conveyancing solicitors to pick from...who's the best?
If you’ve never used a conveyancing practitioner previously, a personal recommendation through relatives or friends is a great place to start and is often a good gauge of quality. As an alternative option, take a look at the client references presented on your conveyancer’s website or use our search facility to locate a conveyancing lawyer in Little Venice.