My partner and I changing mortgage lender for our maisonette in Connahs Quay with Skipton. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 flat is repossessed. I have a couple of concerns (1) Is this form unique to the Skipton conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
My partner and I are close to exchanging contracts on the sale of our home in Connahs Quay and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Connahs Quay. We have lived in Connahs Quay for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
four months have elapsed following my purchase conveyancing in Connahs Quay took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, chain free conveyancing. Connahs Quay is the location of the property. What do you suggest?
Flying freeholds in Connahs Quay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Connahs Quay you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Connahs Quay may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Planning to complete next month on a studio apartment in Connahs Quay. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Connahs Quay should include some of the following:
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Whether your lease has a provision for a sinking fund? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The unexpired lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Does the lease prohibit wood flooring? What options are open to you if another tenant in the building breaches a clause of their lease?
I own a leasehold flat in Connahs Quay, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Connahs Quay with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2099
You have 74 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The suggested premium range 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 due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
How easy is it to change a solicitor as I need to find a Connahs Quay based conveyancer who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet appointed a solicitor to commence the conveyancing and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Connahs Quay that you're considering.