My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Rubery. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then TSB will insist on your using a conveyancer on the TSB 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 TSB 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 TSB mortgage is registered as a charge at the Land Registry.
Please help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the level of cover for Rubery conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I happen to be the single recipient of my late father’s will and I have everything in my name alone, including the house in Rubery. The Rubery property was put into my name in January. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in January. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Most mortgage companies would take a sensible view as this requirement principally exists to pick up on subsales or the wholesaling and assigning of property.
Our offer on a property in Rubery has been agreed to, but there is a chain. The owners have put an offer on somewhere, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Rubery. What should be my next step? When should I get the mortgage application with Co-operative started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Rubery conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Co-operative approved list. Regarding the next steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a hot market many buyers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Rubery.
Me and my brother have a terraced Victorian house in Rubery. Conveyancing solicitor represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking Leeds Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rubery and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
In surfing the world wide web for the phrase cheap conveyancing in Rubery it brings up numerous conveyancerslocally. How do I determine which is the right solicitor for the sale of my house?
The ideal way of seeking the right conveyancer is through a trusted recommendation, so seek the opinion of colleagues and family who have purchased a property in Rubery or the respected estate agent or mortgage broker. Costs for conveyancing in Rubery differ, so it's sensible to secure a minimum of three fee estimates from different companies. Dont forget to clarify what costs in the quote includes.
Whilst your website is a good idea there are many lawyers listed near Rubery being on the lender conveyancing panel. Can you recommend a specific firm on the bank approved panel?
We do not recommend specific Rubery firms as the right Rubery conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Rubery knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..