My aunt passed away last year and as sole heir and executor I was left the house in Woodbridge. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?

If you plan to refinance then Aldermore will insist on your using a conveyancer on the Aldermore 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 Aldermore 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 Aldermore mortgage is registered as a charge at the Land Registry.

What does a local search inform me about the property my wife and I purchasing in Woodbridge?

Woodbridge conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search is essential in every Woodbridge conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

It has been five months since my purchase conveyancing in Woodbridge concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in Woodbridge I like with a park and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Woodbridge in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you could 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 term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

I am on look out for some leasehold conveyancing in Woodbridge. Before I get started I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Woodbridge - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Woodbridge Leasehold Conveyancing - Sample of Queries before buying

Is the freehold owned collectively by the tenants? Can you inform me if there are any major works in the near future that could add a premium to the service costs? Are any of leasehold owners in dispute over their service charge payments?