My wife and I are refinancing our apartment in Twyford with TSB. We have a son approaching twenty who lives at home. 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, giving up any rights in the event that the flat is repossessed. I have two concerns (1) Is this form unique to the TSB conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your TSB 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 TSB. This is solely used to protect TSB 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 TSB 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 is a decade since I bought my property in Twyford. Conveyancing lawyers have just been instructed on the sale but I am unable to locate the title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by the lender or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Twyford relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
I am helping my step-mother sell her flat in Twyford. Will the solicitor order an energy performance certificate or it is for the owner to coordinate?
Following the abolition of Home Information Packs, energy assessments remained a mandatory part of moving house. An energy performance certificate needs to be commissioned in advance of the property being put on the market. It is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Twyford conveyancing practitioner they may be willing to arrange EPC’s given their contacts with long established local providers
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Twyford. Do I collect the keys to the house on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Twyford?
On the day of completion you do not need to attend the conveyancers office in Twyford. Your solicitors will transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Skipton. Twyford conveyancing solicitors are selected. How long does it take for Skipton to forward the offer to the lawyer?
There is no definitive answer here. Have Skipton done the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a new build flat in Twyford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Twyford
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one near me in Twyford I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Twyford in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Me and mypartner and I are in the market for a dependable conveyancing lawyer in Twyford to purchase a flat. I am aware of the risk of getting ripped off and there are various Twyford conveyancing firms out there...who do I opt for?
If you’ve never instructed a property lawyer before, a personal recommendation via family or friends is a preferable starting point and is often the best barometer of quality. As an alternative option, do review the client testimonials viewable on your conveyancer’s website or use our search facility to find a conveyancing solicitor in Twyford.