My grandmother passed away six months ago and as sole heir and executor I was left the property in Peckham. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
Will my conveyancer be raising questions regarding flooding as part of the conveyancing in Peckham.
Flooding is a growing risk for solicitors specialising in conveyancing in Peckham. There are those who purchase a house in Peckham, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Peckham. The standard information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to determine whether the property has suffered from flooding. In the event that the premises has been flooded in past and is not revealed by the seller, then a buyer may commence a legal claim for losses resulting from an inaccurate answer. The buyer’s solicitors may also conduct an environmental search. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be initiated.
I need to find a conveyancing solicitor for leasehold conveyancing in Peckham. I've stumble upon a site which appears to be the ideal answer If it is possible to get all this stuff completed via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
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?
We expect to complete our sale of a £350,000 maisonette in Peckham in just under a week. The management company has quoted £360 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Peckham?
Peckham conveyancing on leasehold apartments usually requires the purchaser’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, otherwise the charge is not strictly payable. In reality one has little choice but to pay whatever is demanded if you want to complete the sale of your home.
I have given up trying to purchase the freehold in Peckham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Peckham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Peckham flat is 31 Kings Grove in January 2012. By a claim form issued on 11" August 2011 under action number 1LB01618 in the Lambeth County Court the applicant tenants sought dispensation under section 26 of the Leasehold Reform, Housing and Urban Development Act 1993 from the requirement to serve a notice under section 13 of that Act in order to purchase the freehold of the premises. The Tribunal decided the amount payable for the freehold as £10,728 This case related to 2 flats. The unexpired lease term was 80.5 years.
Do online conveyancing companies undertake everything a local Peckham solicitor does or must I retain a solicitor for the final stages for my conveyancing in Peckham?
Where you use an online conveyancer they should cover all the work your Peckham conveyancer would cover.