My fiance and I intend to remortgage our apartment in Pinner with Skipton. We have a son 18 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Skipton 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 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.
Should my lawyer be raising questions about flooding as part of the conveyancing in Pinner.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Pinner. Some people will buy a house in Pinner, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that can be initiated by the purchaser or by their conveyancers which can figure out the risks in Pinner. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to find out if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a purchaser could bring a claim for damages stemming from an incorrect answer. A buyer’s lawyers will also carry out an enviro report. This will disclose whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who dealt with the conveyancing in Pinner 5 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
My company is hoping to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Pinner for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Pinner, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the costs these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or telephone us so that we may supply you with a detailed commercial conveyancing calculation.
As co-executor for the estate of my uncle I am selling a house in Swansea but I am based in Pinner. My solicitor (based 200 kilometers from merequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Pinner who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Pinner based
Back In 2003, I bought a leasehold house in Pinner. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Pinner who acted for me is not around. What should I do?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Pinner conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a second floor flat in Pinner. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension case for a Pinner residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 71 years.