My grandmother passed away six months ago and as sole heir and executor I was left the house in Kings Langley. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
Where you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
This question may be naive but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Kings Langley. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Kings Langley?
On the day of completion you will not be required to go to the conveyancers office in Kings Langley. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
My wife and I have organised a further advance on our home loan from TSB as we wish to carry out improvements to our property in Kings Langley. Are we obliged to appoint a nearby Kings Langley solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
I currently have a mortgage with Principality for my property in Kings Langley. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
I need some fast conveyancing in Kings Langley as I am faced with a deadline to complete in less than one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not getting a home loan you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Kings Langley the following are instances of issues that can appear and adversely affect market value: Enforcement Actions, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does the Landlord & Tenant Act 1954 impact my commercial property in Kings Langley and how can your lawyers assist?
The particular law that you refer to affords protection to commercial leaseholders, granting the dueness to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Kings Langley is one of the numerous areas of the UK in which the firms we work with are located
As co-executor for the will of my grandfather I am selling a property in Cardiff but live in Kings Langley. My solicitor (approximately 260 miles from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Kings Langley to witness this legal document for me?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Kings Langley based