My fiance and I are refinancing our flat in Dyserth with UBS. We have a son 18 who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish 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 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.
We are looking to buy a flat and need a conveyancing solicitor in Dyserth who is on the Barclays solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Dyserth.
My uncle advised me that in buying a property in Dyserth there may be a number of restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Dyserth which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Dyserth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm at the point of looking at houses in Dyserth and I am about to put in an offer. Should I already have a lawyer appointed at this stage? I will be getting a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dyserth building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Dyserth conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in Dyserth 4 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am 3 weeks into a freehold purchase having been referred to solicitors by the high street agent to handle our conveyancing in Dyserth. We are not happy. Can you you assist me in finding new solicitors?
They would need to be very poor to suggest replacing them. Has your loan offer been generated? If so you will need to advise them of the replacement solicitor and have the offer are issued to the new lawyers. Your new conveyancer needs to be on the lenders panel to avoid escalating charges and complications. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a lender approved conveyancer for your home move in Dyserth
I am hoping to sign contracts shortly on a garden flat in Dyserth. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Dyserth should include some of the following:
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Who has the liability to repair and maintain the building. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and communal areas You should be told what counts as a Nuisance as far as the lease is concerned The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the lease restricts you from subletting the flat, or working from home Ground rent - what is payable and when is collected, and be on notice if this is subject to change
I inherited a studio flat in Dyserth, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Dyserth with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease terminates on 21st October 2099
With only 74 years unexpired the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.