My wife and I swapping mortgage lender for our maisonette in Bardsley with Coventry BS. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of questions (1) Is this document specific to the Coventry BS conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Coventry BS 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.
Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Melton Mowbray Building Society conveyancing panel for example in Bardsley?
We have not been informed any plans on the part of the BSA to promote such a search facility.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial premises in Bardsley?
Many commercial conveyancing solicitors in Bardsley will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Bardsley. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bardsley.
For every commercial conveyancing transaction in Bardsley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Bardsley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Bardsley.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Bardsley I like with open areas and transport links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Bardsley suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Bardsley and how can your lawyers assist?
The 1954 Act provides protection to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Bardsley
The property lawyers conducting our conveyancing in Bardsley has forwarded documents to review that reveal that the land is unregistered with epitome documents. How can it be that the property not currently recorded at the Land Registry?
It is rare for premises in Bardsley to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Bardsley conveyancing solicitors will be capable of dealing with such matters but in the event that uncertainty prevails the conventional guidance presently is for the current owners to address the registration formalities first and subsequently deal with the transfer to the buyer - this no doubt result in a significant delay.