My partner and I intend to remortgage our maisonette in West Barnes with Co-operative. We have a son 19 who lives with us. 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 repossessed. I have two questions (1) Is this document specific to the Co-operative conveyancing panel as he never had 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?
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 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.
This question may be naive but I am unseasoned as FTB of a garden flat in West Barnes. Do I receive the keys to the premises on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in West Barnes?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
I am planning to move property in December. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in West Barnes. Conveyancing firm was organised prior to coming across your website.
On the afternoon of completion you can pick up the keys from the selling agent however this can only be done once the vendors conveyancers inform the agent that they have the completion monies and the keys can be handed over. Subsequently you will need to tell the removal men that you are ready to move in. We do not recommend a particular removal organisation but can help you locate a residential property solicitor in West Barnes or a legal practice with expertise in conveyancing in West Barnes.
Is it correct that all West Barnes CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I have recentlybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in West Barnes for a purchase of a freehold house 10 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Barnes conveyancing specialists.
I'm buying a new build house in West Barnes benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about the side-deal as it would adversely affect my loan with Virgin Money. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. West Barnes is the location of the property. Can you offer any guidance?
Flying freeholds in West Barnes are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Barnes you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Barnes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Due to sign contracts shortly on a studio apartment in West Barnes. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in West Barnes should include some of the following:
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Information concerning the obligations as set out in the lease to pay service charges - with regard to both the building, and the wider rights a leaseholder has Alterations to the flat Does the lease prevent you from renting out the property, or working from home What remedies are open the freeholder should you breach a clause of your lease? You need to be informed what constitutes a Nuisance in the lease
I inherited a first floor flat in West Barnes. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
if there is a absentee landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to assess the price.
An example of a Lease Extension matter before the tribunal for a West Barnes property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.