The mortgage offer from Santander for the remortgage of my single bedroom apartment is due within the next few days. Could you recommend a cheap conveyancing solicitor in Trimdon?
You have come to the wrong site to search for a cheap conveyancing in Trimdon. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint brokers enticing you with £99 conveyancing in Trimdon. At best, in deciding on low cost conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not end up with the service expected.
My husband and I are refinancing our maisonette in Trimdon with Principality. We have a son 18 who lives at home. Our solicitor has asked us to disclose 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, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Principality conveyancing panel as he did not need to sign this form when we remortgaged 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 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.
It is 10 years ago since I acquired my home in Trimdon. Conveyancing solicitors have recently been appointed on the sale but I can't track down the deeds. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they may stored with the solicitor who acted in your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Trimdon involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
Are all Trimdon Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
When it comes to lenders such as TSB, do Trimdon conveyancing practitioners face a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Trimdon solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Trimdon surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly identified as part of conveyancing in Trimdon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Trimdon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I’m about to sell my ground floor apartment in Trimdon. Conveyancing has not commenced, however I have just received a quarterly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as usual as all rents and service charges will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a leasehold flat in Trimdon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Trimdon with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2084
You have 63 years unexpired the likely cost is going to span between £16,200 and £18,600 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.