I selected a local solicitor for our conveyancing in Cranbrook last week. Reviewing the Terms and Conditions I seeI am liable for fees even where the conveyance does not complete. Would I be best advised to select a web based conveyancing brokerage promoting no completion no charge conveyancing in Cranbrook?
Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to counteract the conveyances that do not proceed. Also remember that such offerings generally do not cover outlay by way of example Cranbrook conveyancing search costs.
My fiance and I are refinancing our flat in Cranbrook with UBS. 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 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 apartment is repossessed. I have a couple of concerns (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we purchased 4 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 UBS. This is solely used to protect UBS 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 UBS 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.
Can I use your services to locate a Conveyancing solicitor in Cranbrook even where I’m not buying or selling a house, for instance if I wish to acquire a shop in Cranbrook with a loan from The Mortgage Works?
The service is predominantly used to select domestic conveyancing solicitors in Cranbrook but we have listed towards the bottom of this page a few Cranbrook commercial conveyancing firms. You will need to enquire with the firm directly to see if they are also authorised to represent The Mortgage Works
About to purchase a new build apartment in Cranbrook. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Cranbrook
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Cranbrook is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cranbrook are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cranbrook you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cranbrook 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.
I am hoping to sign contracts shortly on a studio apartment in Cranbrook. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Cranbrook should include some of the following:
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Does the lease prevent you from renting out the flat, or working from home Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You would want to receive a copy of the lease Setting out your rights in relation to the communal areas in the building.By way of example, does the lease include a right of way over a path or staircase? Repair and maintenance of the premises
I am the registered owner of a ground floor flat in Cranbrook, conveyancing was carried out December 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Cranbrook with an extended lease are worth £165,000. The ground rent is £50 per annum. The lease finishes on 21st October 2101
With just 77 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.