My wife and I are purchasing a new build duplex in St George and my lawyer is advising me that she has to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to sign contracts and I would rather not delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My grandmother passed away 10 months ago and as sole heir and executor I was left the house in St George. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?

Given you intend 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.

Just bought a semi-detached house in St George , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My St George conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.

As far as conveyancing in St George is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. At present approximately 80% of submission are fully dealt with within 12 days but occasionally there can be extensive hold-ups. Historically registration is effected once the buyer is living at the premises so an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

I am downsizing from my home. My previous solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in St George if that makes a difference.

Please use our search tool to help you find a solicitor for your conveyancing in St George. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

Harry (my fiance) and I may need to sub-let our St George garden flat for a while due to taking a sabbatical. We instructed a St George conveyancing firm in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in St George do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

St George Conveyancing for Leasehold Flats - A selection of Queries before buying

Best to be warned if window replacement or some other major work is pending that will be shared by the leaseholders and will materially increase the the service charges or necessitate a one time payment. For many St George leaseholds the outlay for major works are not wrapped into the maintenance charges, albeit that some managing agents in St George require leasehold owners to pay into a sinking fund created for the specific intention of building a fund for major works. Be sure to discover if the the lease includes any onerous restrictions in the lease. For instance it is fairly common in St George leases that pets are not permitted in in a block in St George. If you love the apartmentin St George but your dog is not allowed to make the move with you then you will be faced hard determination.