I am obtaining a offer of a home loan from Halifax. I intend to enlist the help of a Licensed Conveyancer in Cudham. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My husband and I intend to remortgage our penthouse in Cudham with Barclays. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults 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 flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Barclays conveyancing panel as he never had to sign this form when we bought 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 Barclays. This is solely used to protect Barclays 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 Barclays 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 opted to have a survey completed on a property in Cudham in advance of retaining solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks will not grant a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cudham. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to spend hundreds of thousands of pounds on a garden flat in Cudham I wish to have a conversation with the solicitor about myhouse move prior to appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your conveyancing in Cudham.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Cudham should be the amount on the final invoice that you are charged.
I am on look out for some leasehold conveyancing in Cudham. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Cudham - 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 have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Cudham conveyancing firm to act on my behalf?
in cases where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a Cudham residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired residue of the current lease was 50.57 years.
How varied are the property law services that Cudham conveyancing solicitors provide?
By and large Cudham conveyancing solicitors can offer various legal advice to home and land proprietors, sellers, buyers, landlords and tenants including the following:
-
Private sale conveyancing in Cudham and across the country
Domestic purchase conveyancing in Cudham and beyond
All property dispute issues including rights of way and boundary disputes Buying a brand new house or apartment Transferring equity for instance transfer of a share in a property Land Registry applications (adverse possession, lost deeds)