My husband and I intend to remortgage our penthouse in Kenley with Kent Reliance. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. 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 two concerns (1) Is this document specific to the Kent Reliance conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.
Should our solicitor be making enquiries concerning flooding during the conveyancing in Kenley.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Kenley. There are those who buy a property in Kenley, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Kenley. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may bring a legal claim for losses stemming from an inaccurate reply. The purchaser’s lawyers should also carry out an environmental search. This should reveal whether there is a recorded flood risk. If so, further investigations should be conducted.
I have been on the look out for a ground for flat up to £305k and identified one round the corner in Kenley I like with a park and transport links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Kenley in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
I'm remortgaging my current home to a BTL loan with Barclays Direct and intend to use the remaining equity as a down payment on another property. The area we are talking about is Kenley. Will your solicitors be able to act for the two banks and link together the transactions?
Do use our search tool on this site to be sure that the solicitors are approved by both banks. Assuming that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and communicate your desired outcome and requirements.
In searching the web for the term cheap conveyancing in Kenley it shows results of numerous solicitorsin the vicinity. How do I determine which is the suitable solicitor for purchase transaction?
The ideal method of finding a suitable conveyancer is via personal referral, so seek the counsel of friends and family who have acquired a property in Kenley or a reputable estate agent or mortgage broker. Costs for conveyancing in Kenley vary, so it's a good idea to obtain a minimum of three costs illustrations from varying types of solicitors. Be sure to obtain confirmation that the fees are fixed.
Helen (my wife) and I may need to rent out our Kenley ground floor flat for a while due to a new job. We instructed a Kenley conveyancing practice in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Kenley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Kenley conveyancing firm to help?
Absolutely. We can put you in touch with a Kenley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Kenley premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The unexpired term as at the valuation date was 78.32 years.