My grandmother passed away last year and as sole heir and executor I was left the house in Warwickshire. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Principality will insist on your using a conveyancer on the Principality 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 Principality 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 Principality mortgage is registered as a charge at the Land Registry.
I used Arc property Solicitors several years ago for my conveyancing in Warwickshire. Now, I need the files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Warwickshire of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We are four weeks into a freehold purchase having been referred to solicitors by the local agent to do our conveyancing in Warwickshire. I am not happy. Could you help me find new lawyers?
They would have to be really bad to suggest diss instructing them. Has your loan offer been generated? If so you must advise them of the new contact details and have the offer are re-issued. The solicitor ideally should be on the lenders approved list to avoid supplemental costs and complications. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in Warwickshire
Jane (my partner) and I may need to sub-let our Warwickshire ground floor flat for a while due to a career opportunity. We instructed a Warwickshire conveyancing practice in 2001 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your last Warwickshire conveyancing lawyer is not around you can check your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to obtain permission from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
I bought a 1 bedroom flat in Warwickshire, conveyancing having been completed April 1995. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Warwickshire with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2103
You have 78 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues 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 based on this information before seeking the advice of a professional.
A licensed conveyancer handled my conveyancing in Warwickshire half a dozen years past having stored my title documents but has since been shut down – What can I do to get hold of these?
Title deeds, as such, are no longer appropriate for the majority of properties in Warwickshire are registered electronically at Land Registry. Where you need to show evidence of proprietorship or are disposing of or refinancing your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.