My uncle passed away last year and as sole heir and executor I was left the property in St Mawes. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays 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 Barclays 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 Barclays mortgage is registered as a charge at the Land Registry.
My partner and I are close to exchanging contracts on the sale of our house in St Mawes and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in St Mawes. We have lived in St Mawes for many years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
What does commercial conveyancing in St Mawes cover?
Non domestic conveyancing in St Mawes covers a broad array of services, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
When it comes to leasehold conveyancing in St Mawes what are the most common lease defects?
There is nothing unique about leasehold conveyancing in St Mawes. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Coventry Building Society, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
I own a garden flat in St Mawes, conveyancing formalities finalised 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in St Mawes with an extended lease are worth £171,000. The ground rent is £50 yearly. The lease ends on 21st October 2100
With just 79 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
My conveyancing solicitor in St Mawes has informed me that he requires ID documents stating that this is part of his obligations as a conveyancer on the mortgage company Conveyancing panel. Am I being spun a yarn?
Anti-terror and anti-money-laundering rules require St Mawes conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements