My wife and I swapping mortgage lender for our flat in Ramsgate with Santander. We have a son approaching twenty who lives with us. 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, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Santander conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial site in Ramsgate?
Many commercial conveyancing solicitors in Ramsgate will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Ramsgate. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ramsgate.
For every commercial conveyancing transaction in Ramsgate it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Ramsgate commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Ramsgate.
How does conveyancing in Ramsgate differ for newly converted properties?
Most buyers of new build or newly converted property in Ramsgate approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Ramsgate typically acquire the real estate, 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 property lawyers 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 used to new build conveyancing in Ramsgate or who has acted in the same development.
I am looking into buying my first house which is in Ramsgate and I am already nervous. I couldn't find anything specific about Ramsgate. Conveyancing will be needed in due course but do you know about the Ramsgate area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Ramsgate. In the meantime here are some basic statistics that we found
In relation to leasehold conveyancing in Ramsgate what are the most frequent lease problems?
There is nothing unique about leasehold conveyancing in Ramsgate. All leases are unique and drafting errors can result in certain sections are not included. The following missing provisions could result in a defective lease:
Clauses dealing with recovering service charges for expenditure on the building or common parts. A provision to repair to or maintain parts of the premises
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , The Royal Bank of Scotland, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.
Ramsgate Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
Are there any major works in the near future that will increase the service fees? Are any of leasehold owners in arrears of their service charge payments?
Two months into a sale of a flat in Ramsgate. Conveyancing is fine but we are being charged a fortune from the freeholder. To date we have forked out £237 for a leasehold management information and then another £118 for answers to questions supplied by the purchaser's conveyancer.
Neither you or your lawyer will have any say over the extent of the fee for this information however the average fee for the information for Ramsgate leasehold premises is £380. When it comes to Ramsgate conveyancing transactions it is usual for the vendor to cover the charges. The freeholder or their agents are under no statutory obligation to address such questions most will be content to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that mandates set charges for administrative tasks. There is no legal time limit by which they are duty bound to provide answers.