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Recently asked questions about conveyancing in Sandbach

My aunt passed away last year and as sole heir and executor I was left the house in Sandbach. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?

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

I moved into my house on 14 June and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Sandbach advises it would be dealt with inside ten days. Are titles in Sandbach particularly slow to register?

There is nothing unique when it comes to conveyancing in Sandbach registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. As of today approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration occurs after the new owner is living at the premises so registration formalities is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

In my capacity as executor for the estate of my grandfather I am selling a residence in Swansea but I am based in Sandbach. My solicitor (approximately 250 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Sandbach who can witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Sandbach

I've recently bought a leasehold property in Sandbach. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Sandbach Leasehold Conveyancing - A selection of Queries before buying

    What restrictions are there in the Sandbach Lease? How many of the leaseholders are in arrears for their service charge payments?

Would local authority permission be needed to split a house into two flats in Sandbach? This has occurred to a house opposite to my house in Sandbach and was not aware of it happening until the works were finished.

Planning Consent yes. Building Reg Approval yes.

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