My wife and I purchasing a detached bungalow in Burnley. Our aim is to carry out a loft conversion at the property.Will legal investigations on the property include enquiries to see if these works are permitted?
Your property lawyer should review the deeds as conveyancing in Burnley can sometimes identify restrictions in the title deeds which prohibit certain changes or require the consent of a 3rd party. Many works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I'm the only recipient of my late mum's will and I have everything in my name alone, including the my former home in Burnley. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in August. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many lenders would take a practical view as this obligation primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
Planning on purchasing a house in Burnley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Burnley lawyer is on the Yorkshire BS conveyancing panel.
A friend suggested that if I am buying in Burnley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Burnley conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Burnley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Burnley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Burnley Education with plans and statistics, Local Amenities and other useful data about Burnley.
The deeds to my property are lost. The solicitors who conducted the conveyancing in Burnley 10 years ago have long since closed. What are my next steps?
As long as the title is registered the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I need to find a conveyancing solicitor for purchase conveyancing in Burnley. I have chance upon a web site which appears to be the perfect solution If it is possible to get all formalities completed via web that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
How does one remove a deceased person's name from the title register for a property in Burnley?
Where a Burnley property is co-owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as in the event of a disposal you would simply be asked to evidence why the co owner is not included in the contract, such as a grant of probate.
With a view to making things simpler for the sale of the property you may apply to have the deceased party removed from the title by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.