My wife and I changing mortgage lender for our flat in Bradley Stoke with TSB. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the TSB conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your TSB conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
If you had a top tip for selecting a conveyancing solicitor in Bradley Stoke what would it be?
We would encourage you not to base your choice on the lowest Bradley Stoke conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
When it comes to lenders such as Leeds Building Society, do Bradley Stoke property lawyers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am buying a property in Bradley Stoke. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
As you are obtaining a mortgage with Barclays your lawyer must follow the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Bradley Stoke.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bradley Stoke. Conveyancing is daunting 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.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bradley Stoke
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.
In what way can the Landlord & Tenant Act 1954 impact my business property in Bradley Stoke and how can you help?
The particular law that you refer to gives a safeguard to commercial leaseholders, granting the legal entitlement to make a request to court for a renewal tenancy and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bradley Stoke is one of our hundreds of locations in which our lawyers are based
I own a leasehold house in Bradley Stoke. Conveyancing and HSBC Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Bradley Stoke who previously acted has now retired. Any advice?
First contact HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Bradley Stoke conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Bradley Stoke - A selection of Queries Prior to Purchasing
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It would be wise to discover as much as you can regarding the company managing the block as they can either make life much simpler or problematic. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to practical matters such as the tidiness of the communal areas. Ask prospective neighbours if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the appropriate party and precisely what it includes. This question is useful as a) areas may result in problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to have full disclosure What is the annual service fee and ground rent?
Online research suggests that Bradley Stoke solicitors are more expensive than Bradley Stoke conveyancers in Bradley Stoke when it comes to buying a property. Am I better off using a conveyancer or a solicitor if I am buying for my home move in Bradley Stoke.
When it comes to conveyancing in Bradley Stoke the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.