My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Brockley. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?
Where you intend to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale 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 Clydesdale 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 Clydesdale mortgage is registered as a charge at the Land Registry.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Brockley?
Its becoming the norm that commercial conveyancing solicitors in Brockley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Brockley. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brockley.
For each commercial conveyancing transaction in Brockley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Brockley commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Brockley.
I'm buying my first flat in Brockley benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the deal as it could adversely affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Am I right to be suspicious by brokers that I am dealing with are recommending a web based conveyancing firm rather than a local Brockley conveyancing firm?
As with lots of service providers, often input from relatives can be worth their weight in gold. Yet there are numerous people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward solicitors to use. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to select your preferred conveyancer. Don't forget that most mortgage providers operate an approved list of lawyers you have to use for the lender related work in your home move.
Am I best advised to go with a Brockley conveyancing lawyer based in the location that I am purchasing? We have a good friend who can handle the legal formalities but they are based 300kilometers away.
The primary upside of using a local Brockley conveyancing firm is that you can drop in to execute documents, hand in your ID and apply pressure on them if necessary. Having local Brockley know how is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that must outweigh using an unknown Brockley conveyancing solicitor just because they are round the corner.