My husband and I changing mortgage lender for our maisonette in Cottingham with Nottingham. We have a son 18 who lives with us. Our solicitor requested us to identify 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 forfeited by the lender. I have a couple of questions (1) Is this document specific to the Nottingham conveyancing panel as he did not need to sign this form when we purchased 4 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
We are aiming to move home in June. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Cottingham. Conveyancing firm was found before I stumbled across this website.
On the day of completion you can collect the house keys from your selling agent however this should only happen when the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. After that you should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you choose a residential property solicitor in Cottingham or a lawyer with expertise in conveyancing in Cottingham.
I am being told by my conveyancer that flying freehold insurance is required on my purchase. What is the level of cover for Cottingham conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
I have paid off my mortgage with Nationwide. I assume I don't need a Cottingham lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
What does a local search inform me about the property we're purchasing in Cottingham?
Cottingham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search is essential in every Cottingham conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am looking for a leasehold apartment up to £235,500 and identified one near me in Cottingham I like with a park and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Cottingham suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
We are 14 days into a leasehold purchase having been referred to conveyancers by the high street agent to handle our conveyancing in Cottingham. I am not happy. Could you you assist me in finding new solicitors?
They would need to be very bad to suggest changing them. Has the loan offer been issued? In the event that it has you will need to advise them of the new lawyer and get the offer are re-issued. Your conveyancer should be on the banks approved list to avoid escalating fees and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Cottingham
I am in need of some leasehold conveyancing in Cottingham. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and most are in Cottingham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a split level flat in Cottingham, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Cottingham with a long lease are worth £185,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2086
With just 60 years left to run the likely cost is going to span between £20,000 and £23,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.