My grandfather passed away six months ago and as sole heir and executor I was left the house in Holme On Spalding Moor. 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 Nationwide, pay off the mortgage. Is this allowed?
Given you plan to refinance then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.
I am selling our property in Holme On Spalding Moor and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing outfit rather than a conveyancing solicitor in Holme On Spalding Moor. We have lived in Holme On Spalding Moor for six years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of 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 sickness)
How does conveyancing in Holme On Spalding Moor differ for new build properties?
Most buyers of new build premises in Holme On Spalding Moor approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Holme On Spalding Moor typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Holme On Spalding Moor or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and found one near me in Holme On Spalding Moor I like with open areas and station in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Holme On Spalding Moor in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Do I need to be wary about estate agents that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street Holme On Spalding Moor conveyancing practice?
As with lots of professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest solicitors to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are at liberty to appoint your preferred lawyer. You need to be aware that the majority of mortgage providers have an approved list of conveyancers you must use for the lender related work in your conveyancing.