My partner and I changing mortgage lender for our penthouse in Benton with Santander. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Santander conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong 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 Santander. This is solely used to protect Santander 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 Santander 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 choosing a conveyancing solicitor in Benton what would it be?
We would encourage you not to go for the lowest Benton conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Benton solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Lloyds have agreed my mortgage in principle, my bid on a apartment in Benton has been accepted, now what?
Your estate agent will need to be informed of your conveyancing practitioner's details (be sure the conveyancing practitioners are on the lender’s approved list). Call up Lloyds or the broker and finalise any appropriate documentation. Lloyds will appoint a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Benton.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Benton?
Many commercial conveyancing solicitors in Benton will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Benton. The search result sets out definitive data 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 Benton.
For each commercial conveyancing transaction in Benton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Benton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Benton.
I am downsizing from my home. My previous solicitors have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Benton if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Benton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
We're new to the buying process - had an offer accepted, yet the selling agent advised that the seller will only issue a contract if we use the agent's chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Benton
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your preferred Benton conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a commission or hit his conveyancing figures set by corporate headquarters.
Expecting to complete next month on a studio apartment in Benton. Conveyancing lawyers inform me that they report fully within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Benton should include some of the following:
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Responsibility for repairing the window frames Will you be prohibited or prevented from having pets in the property? Where does the liability rest to repair and maintain the block. It is important that you know which party is liable for the repair and maintenance of all parts of the block and communal areas You must be advised what constitutes a Nuisance in the lease Advice as to the provision in the lease to pay service charges - in respect of the block, and the more general rights a lessee has
Benton Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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This question is useful as a) areas can result in problems in the block as the communal areas may start to deteriorate where services remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to know about it Are there any major works in the planning that will likely increase the maintenance charges? Is the freehold reversion owned collectively by the tenants?