I am in a contract race with another prospective purchaser for a property in St Albans. What can be done to hasten the buying process?

In a situation where the seller is applying time constraints to complete it is advisable to make sure that your lawyer is familiar with the area as they will benefit local contacts and insight. It is even conceivable that they could have transacted previoushouses in the same street. You would be best advised to use a St Albans conveyancing firm. In addition, check that the lawyer is on the lender panel. It is claimed that 18% of St Albans conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s lawyer was not on their banks member panel. In many cases this discovery resulted in the transaction being delayed by almost three weeks. It is estimated that this issue affects approximately one hundred thousand home moves annually. Almost all St Albans conveyancing firms can not represent certain banks so do check at the outset.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in St Albans. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Principality will insist on your using a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.

What can a local search reveal regarding the property I am purchasing in St Albans?

St Albans conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search plays an important part in many a St Albans conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

My wife and I own a semi-detached Victorian house in St Albans. Conveyancing lawyer represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Albans and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

I am buying a new build flat in St Albans. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Albans

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.