My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Widnes. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham 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 Nottingham 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 Nottingham mortgage is registered as a charge at the Land Registry.
What is the difference between a licensed conveyancer and conveyancing solicitor in Widnes
Two types of professional can do conveyancing in Widnes namely CLC regulated conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or purchase of property. They are both duty bound to perform Widnes conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all necessary steps will be correctly attended to.
I am planning to move house in January. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Widnes. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to collect the house keys from the property agent but this can only occur when the previous owners solicitors inform the agent that the monies to complete are in and the keys can be released. You will need to tell the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a conveyancing in Widnes or a firm that specialises in conveyancing in Widnes.
It is not clear whether my bank requires a lease extension. I have called into my local Widnes bank branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Widnes conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I have no idea who is right.
As long as the property lawyer is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have been told that property searches are the primary cause of delay in Widnes house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Widnes.
I am buying my first flat in Widnes with a mortgage from Coventry Building Society. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the side-deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I use a Widnes conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can deal with the conveyancing however his firm is located 400miles drive away.
The benefit of a high street Widnes conveyancing firm is that you can pop in to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that must trump using an unknown Widnes conveyancing lawyer solely due to them being Widnes based.