My husband and I intend to remortgage our penthouse in Balham with Nationwide. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the Nationwide conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Nationwide 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Balham with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
About to purchase a new build flat in Balham. 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Balham
Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.
My business partner and I are wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-move-no costs for commercial conveyancing in Balham for less than 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Balham, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. Regarding the fees this will depend on the structure and terms of the deal. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing quote.
Due to sign contracts shortly on a ground floor flat in Balham. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Balham should include some of the following:
Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a tenant has You should know whether the lease allows you to alter or improve anything in the property- you must know whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is mandated necessary Are pets allowed in the flat? You should be informed what counts as a Nuisance as far as the lease is concerned The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Balham conveyancing firm to help?
You certainly can. We can put you in touch with a Balham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Balham flat is First Floor Flat 152a Ramsden Road in June 2009. The net result of the tribunals calculation produced a premium payable of £23,975. This case affected 1 flat. The unexpired lease term was 56.67 years.
I am looking to buy a flat and require a conveyancing solicitor in Balham who is on the bank approved panel. Could you point me in the right direction as regards a Balham conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Balham. We dont recommend any particular solicitor.