My fiance and I intend to remortgage our flat in Warrington with Nationwide. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Nationwide conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his entitlement 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
Are the Warrington conveyancing solicitors identified as being on the Aldermore conveyancing panel, together with their details provided by Aldermore?
Warrington conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
I am purchasing a detached bungalow in Warrington. We would like to convert the garage to an office at the property.Will legal conveyancing on the property involve enquiries to see if these alterations were previously refused?
Your conveyancer will review the registered title as conveyancing in Warrington will on occasion reveal restrictions in the title documents which prevent certain alterations or require the consent of a 3rd party. Many extensions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am the only recipient of my late father’s estate and I have everything in my name alone, including the house in Warrington. The Warrington property was put into my name in August. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in August. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some mortgage companies would take a pragmatic view as this requirement is principally there to capture subsales or the wholesaling and assigning of property.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Warrington solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Warrington postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Warrington.
I have a terraced Edwardian house in Warrington. Conveyancing solicitor acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Nationwide Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warrington and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Warrington I like with a park and railway links nearby, however it only has 51 years on the lease. I can't really find anything else in Warrington suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
How do I use the search tool to get a fee calculation from a conveyancing lawyer in Warrington on the panel for my bank?
First pick a bank such as HSBC Bank, Virgin Money or Barclays Direct then type in your location such as Warrington. Conveyancing firms in Warrington and nationally will then be listed.