My wife and I are refinancing our penthouse in Stanford Le Hope with Leeds Building Society. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 forfeited by the lender. I have a couple of questions (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we purchased 3 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 I need to visit the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Stanford Le Hope so that I can attend their offices if required.
These days conveyancing panel lawyers for mortgage companies conduct all of the work via the post, e-mail or over the phone. This enables them to undertake the conveyancing transaction regardless of where you live in England or Wales. However you should see if you have the option of going to the offices of your conveyancing lawyer if you prefer.
I used Stirling Law a few years ago for my conveyancing in Stanford Le Hope. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stanford Le Hope of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Stanford Le Hope cover?
Stanford Le Hope conveyancing for business premises covers a wide array of services, supplied by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer 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.
I need to appoint a conveyancing solicitor for purchase conveyancing in Stanford Le Hope. I have stumble across a web site which looks to be the perfect solution If it is possible to get all formalities done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Completion is due on the disposal of our £250,000 flat in Stanford Le Hope in just under a week. The freeholder has quoted £420 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Stanford Le Hope?
Stanford Le Hope conveyancing on leasehold flats nine out of ten times necessitates administration charges invoiced by freeholders :
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Answering conveyancing due diligence questions
Where consent is required before sale in Stanford Le Hope
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Stanford Le Hope Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
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The majority of Stanford Le Hope leasehold properties will have a service bill for the upkeep of the building invoiced by the landlord. If you buy the property you will have to meet this amount, usually in instalments during the year. This can be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay annual, this is usually not a exorbitant sum, say about £50-£100 but you need to check it because sometimes it could be many hundreds of pounds. What is the maintenance charge and ground rent on the flat? This question is helpful as a) areas may cause problems for the block as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to have full disclosure