My wife and I swapping mortgage lender for our apartment in Clydach with RBS. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the RBS conveyancing panel as he did not need to sign this form when we purchased 5 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 RBS 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 RBS. This is solely used to protect RBS 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 RBS 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 require expedited conveyancing in Clydach as I am under a deadline to sign on the dotted line in less than one month. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a cash purchaser you are at free not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Clydach the following are examples of issues that can crop up and adversely affect future mortgageability: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...
I have todaybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Clydach for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clydach conveyancing specialists.
How simple is it to change conveyancer as I need to select a firm on the Barclays Direct conveyancing list. I had appointed a family conveyancing solicitor in Clydach round the corner but the firm is not accepted by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Clydach on the Barclays Direct panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Clydach. In utilising search facility on this page, you can contrast charges for conveyancing solicitors in Clydach and beyond.
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Swansea but I am based in Clydach. My lawyer (who is 235 kilometers from merequires that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Clydach to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Clydach based
I today plan to offer on a house that seems to meet my requirements, at a great figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Clydach. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Clydach ?
Most houses in Clydach are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Clydach so you should seriously consider shopping around for a Clydach conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will advise you fully on all the issues.
Clydach Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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The majority of Clydach leasehold apartments will incur a service bill for the upkeep of the building invoiced on behalf of the landlord. Should you purchase the flat you will have to meet this amount, normally quarterly accross the year. This can be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met annual, this is usually not a significant sum, say about £50-£100 but you need to enquire as on occasion it could be many hundreds of pounds. It would be prudent to find out as much as possible about the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the cleanliness of the common parts. Don't be afraid to ask other people what they think of them. Finally, investigate as to the dates that you are obliged pay the service charge to the relevant party and precisely what it includes.