My partner and I intend to remortgage our penthouse in Kingsland with Aldermore. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Aldermore conveyancing panel solicitor is doing the right thing 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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 planning to buy with Darlington Building Society. I dropped in a couple of high street firms but am unable to find a Kingsland conveyancing firm on the Darlington Building Society panel. Please you assist?
Please do take advantage of the search tool on this web page. Please choose the lender and type Kingsland or your location and you will discover numerous conveyancers based in Kingsland or near you.
We are planning to move house in April. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Kingsland. Conveyancing solicitor was found prior to coming across your page.
On the day of completion you will need to pick up the keys from your estate agent but this should only take place after the vendors lawyers inform the agent that the monies to complete are in and the keys can be given over. After that you should advise the removal men that you are ready to move in. We are not in a position to suggest a particular removal company but can assist you in finding a conveyancing in Kingsland or a solicitor that specialises in conveyancing in Kingsland.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Kingsland solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Kingsland conveyancing practitioner having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Kingsland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my property are lost. The solicitors who dealt with the conveyancing in Kingsland 4 years ago no longer exist. What do I do?
You no longer need to hold title official documentation to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
What does commercial conveyancing in Kingsland cover?
Kingsland conveyancing for business premises incorporates a broad array of guidance, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Frank (my husband) and I may need to sub-let our Kingsland basement flat temporarily due to a new job. We used a Kingsland conveyancing practice in 2004 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Kingsland do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests 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 permission.
I own a a ground floor purpose built flat in Kingsland. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Absolutely. We can put you in touch with a Kingsland conveyancing firm who can help.
An example of a Lease Extension decision for a Kingsland premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case related to 1 flat. The number of years remaining on the existing lease(s) was 80.5 years.