My grandfather passed away six months ago and as sole heir and executor I was left the property in Southbourne. The house had a relatively small loan left on it of around £8000. 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 intend to re-mortgage 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.
How can we know in advance if a Southbourne conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Southbourne seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.
We are getting a further advance on our mortgage from Santander as we intend to conduct renovations to our property in Southbourne. Do we need to appoint a bricks and mortar Southbourne solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander don't usually instruct firms on their conveyancing panel 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 Santander conveyancing panel.
My wife and I are spending time looking at apartments in Southbourne and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Barclays.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
I'm purchasing a new build house in Southbourne with a loan from HSBC Bank. The sellers would not move on the price so I negotiated 6k of additionals instead. The house builders rep told me not inform my conveyancer about the deal as it would adversely affect my loan with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are 14 days into a leasehold purchase having been referred to conveyancers by the estate agent to handle our conveyancing in Southbourne. I am am very disappointed with the quality of service. Can you you assist me in finding new lawyers?
They would need to be really bad in order to consider replacing them. Has the mortgage been issued? In the event that it has you must advise them of the new contact details and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid escalating expenses and frustration. So that should be your first question of the new solicitors. The search tool should help you find a lender approved solicitor for your home move in Southbourne
There are only 68 years left on my flat in Southbourne. I am keen to extend my lease but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you have done all that could be expected to find the lessor. In some cases an enquiry agent may be useful to try and locate and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Southbourne.
I inherited a ground floor flat in Southbourne, conveyancing was carried out 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 flats in Southbourne with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2077
You have 52 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.