My husband and I intend to remortgage our penthouse in Wavertree with Co-operative. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 two questions (1) Is this form unique to the Co-operative conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Co-operative 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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 commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Wavertree?
Its becoming the norm that commercial conveyancing solicitors in Wavertree will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Wavertree. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wavertree.
For every commercial conveyancing transaction in Wavertree it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Wavertree commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Wavertree.
I acquired my flat on 6 May and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Wavertree said it will be concluded in less than a month. Are transfers in Wavertree particularly slow to register?
As far as conveyancing in Wavertree is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any third parties. Currently roughly 80% of such applications are completed within two weeks but some can be subject to longer delays. Registration is effected after the buyer has moved in to the premises therefore 'speed' is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey done on a house in Wavertree in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not issue a loan on this type of house.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wavertree. Conveyancing will be smoother if you use a solicitor in Wavertree especially if they are acquainted with such properties in Wavertree.
My husband and I are first time buyers - had an offer accepted, yet the estate agent told us that the vendor will only move forward if we instruct their chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Wavertree
We suspect that the owner is unaware of this demand. Should the owner want ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Wavertree conveyancing lawyers - rather thanthe ones that will earn the negotiator at the agency a introducer fee or meet his conveyancing thresholds pre-set by senior management.
Can you offer any advice when it comes to appointing a Wavertree conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Wavertree conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Wavertree conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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How many lease extensions has the firm conducted in Wavertree in the last twenty four months? If they are not ALEP accredited then what is the reason?
Leasehold Conveyancing in Wavertree - A selection of Queries Prior to buying
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It would be sensible to investigate if there is anything that is prohibited in the lease. For example some leases prohibit pets being allowed in in a block in Wavertree. If you like the flatin Wavertree but your cat is not allowed to move with you then you have a very difficult compromise. Are any of leasehold owners in arrears of their service charge liability?