My wife and I swapping mortgage lender for our penthouse in Hastings with Skipton. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. 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 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 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 brother-in-law has suggested I instruct a conveyancing solicitor in Hastings. I I am struggling to find out if they are accepted on the Chelsea Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing to do is e-mail your conveyancer and enquire if they are on the lender panel. Alternatively you can get in touch with Chelsea Building Society who may be able to help.
I am assisting my mother sell her flat in Hastings. Does the conveyancing solicitor commission an energy assessment or it is for me to coordinate?
After the demise of HIPs, EPC’s was left as a compulsory element of selling a house. An energy assessment must be to hand before the property is marketed. It is not as aspect of the sale process that solicitors normally arrange. Where you are using a Hastings conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with reputable local energy assessors
How can we tell if a Hastings conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Hastings seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
Completion of my purchase has taken place for my property in Hastings. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It has been 4 months since my purchase conveyancing in Hastings concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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.
How does conveyancing in Hastings differ for newly converted properties?
Most buyers of new build property in Hastings approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Hastings usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hastings or who has acted in the same development.
If all goes to plan we aim to complete our sale of a £150,000 maisonette in Hastings on Tuesday in a week. The freeholder has quoted £348 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Hastings?
Hastings conveyancing on leasehold apartments usually involves administration charges levied by freeholders :
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Completing pre-contract enquiries
Where consent is required before sale in Hastings
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Hastings Leasehold Conveyancing - A selection of Queries Prior to buying
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The answer will be important as a) areas could result in problems for the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the running of the building you will wish to know about it Are any of leasehold owners in dispute over their service charge liability? Is the freehold owned collectively by the tenants?