My husband and I changing mortgage lender for our penthouse in Chaddesden with Leeds Building Society. We have a son approaching twenty who lives with us. Our solicitor requested us to identify 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 forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Leeds Building Society 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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.
This question may be naive but I am new to the process as a first time purchaser of a garden flat in Chaddesden. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Chaddesden?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
A friend informed me that in buying a property in Chaddesden there may be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Chaddesden which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Chaddesden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a property in Chaddesden. An unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is HSBC your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Chaddesden.
A relative recommended that where I am buying in Chaddesden I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Chaddesden conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Chaddesden around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Chaddesden.
I used Wolstenholmes a few years ago for my conveyancing in Chaddesden. Now, I need the documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chaddesden of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Helen (my wife) and I may need to let out our Chaddesden garden flat temporarily due to a new job. We instructed a Chaddesden conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Chaddesden do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a leasehold flat in Chaddesden, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Chaddesden with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2093
With only 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
What type of premises does your Chaddesden conveyancing estimates relate to?
The quotes provided are only appropriate to standard residential property in England & Wales. Should you have any different requirements for example industrial or agricultural land or commercial conveyancing in Chaddesden please contact us to discuss your requirements .