Conveyancing Costs - recommendations

0765peter

My mortgage is due to end in the next couple of months and I will then have the title deeds to my home.
I am going to put my wife onto them as we got together after I purchased so she has not been on the mortgage.
I am aware this needs to be done via the Land Registry which is relatively cheap however I will need to appoint a Solicitor to do this (if I could do it myself I would but have been informed this is not allowed) I spoke with my Mothers Solicitor Firm and the quote I was given which is a local firm was an unbelievable cost of £1084 - I find this almost criminal to just put her name on but I do want to have us Joint Ownership so should I die first it becomes hers outright without the need to apply for Probate and the hassle involved in this process which I am currently going through after my Father passed away last November.
The property is covered in the Will along with everything else for her as we do not have children.
Before I start to contact a number of other Solicitor Firms for quotes, I decided to seek the expertise of those that will have been in this situation for recommendations and costs that you have paid.
Thank you in advance.

Mandy43

Hi, first you should read the guidance on the Land Registry website, and/or call their helpline if they have one. I made the mistake of paying for a solicitor in a transfer of ownership with no money changing hands, when all we needed to do was fill out the Land Reg form and pay their fee!  Look for the ‘Change the registered owner name’ page on the Land Registry website - it gives a step by step guide. Alternatively you could look at using a licensed conveyancer. They are usually cheaper than solicitors, and if you find an experienced one they can know more as it’s the only thing they do! Good luck.

jonnydeppiwish!

@Land_Registry will be able to help

0765peter

Mandy43 said:

Hi, first you should read the guidance on the Land Registry website, and/or call their helpline if they have one. I made the mistake of paying for a solicitor in a transfer of ownership with no money changing hands, when all we needed to do was fill out the Land Reg form and pay their fee!  Look for the ‘Change the registered owner name’ page on the Land Registry website - it gives a step by step guide. Alternatively you could look at using a licensed conveyancer. They are usually cheaper than solicitors, and if you find an experienced one they can know more as it’s the only thing they do! Good luck.

Thank you Mandy, I really appreciate you taking the time to respond. I will certainly take a look as the Land Registry fee I believe was around £65 to add a name but from what I have read / told a Conveyancer / Solicitor needs to be appointed - I will certainly check this out now as I just want to do the right thing without being ripped off.

noitsnotme

Where have you read that you have to use a solicitor?  I’ll need to do it soon but I was always under the impression you can DIY it.

Tiglet2

Once the charge/mortgage has been removed from the title, you can do a Transfer of Equity to add your wife to the title quite easily yourself, assuming no money is changing hands.

You will need to complete some Land Registry forms and send them to LR along with the appropriate fee.

AP1 - the Application form
TR1 - the Transfer of whole form - you can select Joint Tenants here. 
ID1 or ID3 form - check which one you need.  One for each of you. You may need a solicitor to countersign the form and photographs
The Fee - around £50 but check first
Send it all to LR in one envelope

0765peter

Tiglet2 said:

Once the charge/mortgage has been removed from the title, you can do a Transfer of Equity to add your wife to the title quite easily yourself, assuming no money is changing hands.

You will need to complete some Land Registry forms and send them to LR along with the appropriate fee.

AP1 - the Application form
TR1 - the Transfer of whole form - you can select Joint Tenants here. 
ID1 or ID3 form - check which one you need.  One for each of you. You may need a solicitor to countersign the form and photographs
The Fee - around £50 but check first
Send it all to LR in one envelope

Hi Tiglet2,

Thank you for all the information you have provided. It was the solicitor that told me I had to use a solicitor to do this, but she was dealing with my Dads Probate application so Conveyancing is not her area but glad I posed the question on here as I knew this was the correct forum to ask and will assist ‘noitsnotme’ who thought it could be done by yourself.

I really appreciate you including all the forms that need to be completed, your assistance has been superb.

user1977

I would query though how useful an exercise it would be, given that it's quite likely probate would be needed for other elements of the estate, and the house may well be sold before then anyway.

Land_Registry

Here’s a link to our online guidance and some additional guidance re DIY conveyancing (or not) and whilst from several years ago can still be relevant 
https://www.gov.uk/registering-land-or-property-with-land-registry/transfer-ownership-of-your-property

And 
https://hmlandregistry.blog.gov.uk/2014/02/24/conveyancing-solicitor-or-diy/