My uncle passed away last year and as sole heir and executor I was left the property in Boston. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Where you plan to refinance then Kent Reliance will insist on your using a conveyancer on the Kent Reliance 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 Kent Reliance 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 Kent Reliance mortgage is registered as a charge at the Land Registry.
My lawyer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Boston?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
How can we tell if a Boston conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Boston seeking 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 which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
My partner and I are at the point of viewing apartments in Boston and I am about to put in an offer. Is it advisable to have a property lawyer on ‘stand by’? I will be getting a home loan with Kent Reliance.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
Me and my brother purchased a renovated Edwardian property in Boston. Conveyancing practitioner represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Boston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Boston differ for new build properties?
Most buyers of new build property in Boston contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Boston usually purchase the site, 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 conveyancing solicitors 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 Boston or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Boston is the location of the property. What do you suggest?
Flying freeholds in Boston are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Boston you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it best to go with a Boston conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can perform the legal work but his firm is located over three hundred miles drive away.
The benefit of a local Boston conveyancing practice is that you can drop in to execute documents, present your ID and pester them where appropriate. Having local Boston know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should trump using an unknown Boston conveyancing solicitor just because they are local.