My husband and I swapping mortgage lender for our maisonette in Shefford with Kent Reliance. We have a son 18 who lives with us. Our solicitor requested us to identify 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, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we purchased 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 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.
Why is leasehold purchase conveyancing in Shefford costs more?
The conveyancing charges for a leasehold property in Shefford is inevitably higher when contrasted to a freehold acquisition or disposal. This is because there is an amount of additional investigations required in dealing with the freeholder and managing agents to obtain information concerning whether the rent and maintenance fee have been cleared and whether there are any significant expenditure in the near future on repairs or maintenance of the block.
I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Shefford with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Do I need to take out insurance to address the risk of chancel repairs when buying a house in Shefford?
Unless a previous purchase of the house took place post 12 October 2013 you can take it that solicitors handling conveyancing in Shefford to continue to propose a a chancel search and or insurance against a claim.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Shefford I like with open areas and railway links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Shefford suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
In my capacity as executor for the will of my grandmother I am selling a property in Cardiff but I am based in Shefford. My lawyer (approximately 250 kilometers from merequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Shefford to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Shefford based