My partner and I are refinancing our flat in Southall with Principality. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 flat is repossessed. I have two questions (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his rights 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 Principality. This is solely used to protect Principality 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 Principality 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.
What is your number one tip for choosing a conveyancing solicitor in Southall
It would be unwise to be tempted by the cheapest Southall conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We had selected solicitors located in Southall on the Coventry BS solicitor approved list. They are now charging me an additional amount for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. The charge is not set by Coventry BS but by your Southall conveyancer. Numerous firms on the Coventry BS panel will levy ’dealing with mortgage’ fee and others do not.
Can I be sure that the Southall conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Southall getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
How does conveyancing in Southall differ for new build properties?
Most buyers of new build or newly converted property in Southall approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Southall typically acquire the site, 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 conveyancing solicitors 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 Southall or who has acted in the same development.
We are 14 days into a residential purchase having been recommend to a firm by the local agent to carry out the conveyancing in Southall. We are not happy. Could you you assist me in finding new conveyancers?
They would have to be very bad to suggest replacing them. Has your mortgage been sent? In the event that it has you must advise them of the new solicitor and have the mortgage documents are re-sent. Your new conveyancer should be on the banks approved list to avoid added expenses and delays. That should be your first question of the new lawyers. The search tool should help you find a lender approved conveyancer for your conveyancing in Southall
I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Southall. Conveyancing advisers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Southall ?
The majority of houses in Southall are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Southall in which case you should be looking for a Southall conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Southall conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Southall conveyancing firm who can help.
An example of a Lease Extension decision for a Southall property is 33 Barbican Road in January 2013. The Tribunals calculation of the lease extension premium payable was £17,592. This case related to 1 flat. The unexpired term as at the valuation date was 55.12 years.
I am purchasing a house and require a conveyancing solicitor in Southall who is on the bank approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Southall. We dont recommend any particular conveyancing practice.