I am under pressure from the executor of a property in St Johns to exchange within four weeks. What can I do to expedite matters?

In a situation where the seller is applying pressure for your conveyancing it is highly recommended that your conveyancer is familiar with the area as they will have local relationships and insight. It is even conceivable that they may have conducted previoushouses in the same road. Therefore consider using a St Johns conveyancing lawyer. In addition, be sure that the conveyancing firm is on the lender panel. It is believed that 18% of St Johns conveyancing deals are held up or jeopardised after discovering a buyer’s solicitor was not on their mortgage lender’s list of approved solicitors. This can often result in the home move being delayed by almost three weeks. It is estimated that this issue affects approximately 100,000 home moves every year. Almost all St Johns conveyancing firms can not represent certain mortgage companies so do check as early as possible.

My grandmother passed away six months ago and as sole heir and executor I was left the house in St Johns. The house had a relatively small loan left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

Given you intend to re-mortgage then will insist on your using a conveyancer on the 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 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 mortgage is registered as a charge at the Land Registry.

Are all St Johns Conveyancing Quality Solicitors on the conveyancing list of approved solicitors?

It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

How can we tell if a St Johns conveyancing solicitor on the panel is any good?

When it comes to conveyancing in St Johns getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my St Johns building society branch on a couple of occasions and was told they are content with the situation and they would lend. My St Johns conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the is on the lender approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am buying a new build flat in St Johns. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in St Johns

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Over the last few months I have been searching for a flat up to £305k and identified one near me in St Johns I like with open areas and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in St Johns in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.