My wife and I intend to remortgage our apartment in Mossley Hill with Kent Reliance. 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. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need 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 Kent Reliance 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.

I require fast conveyancing in Mossley Hill as I am under a deadline to exchange contracts inside one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you are at free not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Mossley Hill the following are examples of what can appear and therefore impact future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

My uncle has recommend that I instruct his conveyancing solicitors in Mossley Hill. Do I follow his recommendation?

No doubt the ideal way to find a conveyancing lawyer is to seek guidance from friends or relatives who have used the solicitor that you are are thinking of instructing.

What advice can you give us when it comes to choosing a Mossley Hill conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Mossley Hill conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Mossley Hill conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then why not?

Mossley Hill Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

Best to be warned whether fixing the lift or some other major work is anticipated to be shared by the leaseholders and could well materially impact the level of the maintenance fees or necessitate a specific payment. If a Mossley Hill lease has no more than eighty years it will impact the salability of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. For most Mossley Hilllease extensions you will need to own the property for two years before you are entitled to exercise a lease extension. For many Mossley Hill leaseholds the cost for major works tend not to be included within maintenance charges, although some managing agents in Mossley Hill ask leasehold owners to pay into a sinking fund and this is used to offset against major works.

I am hoping to purchase a repossessed flat in Mossley Hill and the vendor require completion inside 28 days. Do property lawyers meet that timeframe? Am I best advised to instruct a local Mossley Hill firm or an online company that advertises to offer speedy conveyancing?

Attend your Mossley Hill shopping parade. Go in to a couple of firms and ask to talk to a conveyancing solicitor for an estimate. Set out your needs and try and obtain assurances on time frames. Choose the one that appears most trustworthy. You need to use a conveyancer on the list of conveyancers who can act for your mortgage company.