My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Patcham. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?

Given you plan to refinance then Santander will require that you use a conveyancer on the Santander 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 Santander 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 Santander mortgage is registered as a charge at the Land Registry.

I need some quick conveyancing in Patcham as I am faced with a deadline to sign on the dotted line inside 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a cash purchaser you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Patcham the following are examples of what can appear and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

Have purchased a a terraced house in Patcham , how long should it take for the Land Registry to record the transfer to my name? My Patcham conveyancing solicitor works at snail pace, so I want to check that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Patcham registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd parties. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Historically registration takes place once the buyer has moved in to the premises therefore an expedited registration is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Patcham differ for new build properties?

Most buyers of new build or newly converted property in Patcham come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Patcham typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Patcham or who has acted in the same development.

There are only Sixty One years left on my lease in Patcham. I now want to get lease extension but my landlord is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. For most situations a specialist would be useful to try and locate and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Patcham.

Patcham Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

What is the name of the managing agents? The answer will be important as a) areas could cause problems in the building as the communal areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have full disclosure The prefered form of lease structure is a share of the freehold. In this situation the lessees enjoy being in charge if their destiny and even though a managing agent is often employed where the building is bigger than a house conversion, the managing agent is directed by the tenants.