My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Tregaron. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Where you plan to refinance then Skipton will require that you use a conveyancer on the Skipton 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 Skipton 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 Skipton mortgage is registered as a charge at the Land Registry.
I am assisting my step-mother sell her flat in Tregaron. Will the conveyancing solicitor commission the EPC or do I organise this?
After the abolition of Home Packs, EPC’s became a compulsory element of moving property. An energy assessment needs to be to hand in advance of the property being put on the market. It is not something that solicitors normally organise. If you are instructing a Tregaron conveyancing lawyer they might be willing to arrange energy assessments given their relationships with long established local assessors
Have just purchased a repossessed house at auction in Tregaron. Conveyancing is required. What are my next steps?
Having for all intents and purposes signed on the dotted line you should retain a conveyancing solicitor quickly as you are facing a pending deadline in which to complete the purchase. All auction property should have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must hand this to the solicitor instructed by you at the earliest opportunity. Do make sure that you have funds in order to complete on the on the contractual date .
I am purchasing a property in Tregaron. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must comply with the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease does not meet these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Tregaron.
My relative suggested that if I am purchasing in Tregaron I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Tregaron conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Tregaron around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Tregaron.
What does commercial conveyancing in Tregaron cover?
Non domestic conveyancing in Tregaron incorporates a wide array of guidance, given by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases 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 tenancies.
Last March I purchased a leasehold property in Tregaron. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee 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).
I purchased a leasehold flat in Tregaron, conveyancing was carried out 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Tregaron with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2098
You have 76 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.