My fiance and I intend to remortgage our flat in South Norwood with Coventry BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. 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 a couple of questions (1) Is this form unique to the Coventry BS 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 Coventry BS 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.

What is the difference between a licensed conveyancer and conveyancing solicitor in South Norwood

There are many recorded licenced Conveyancers in South Norwood and Solicitor partnerships in South Norwood to choose from It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Have just purchased a probate house at auction in South Norwood. Conveyancing is necessary. What are my next steps?

Given that you have now legally bound yourself to purchase you must appoint a conveyancing practitioner soon as you will have a pending a drop dead date to complete the transaction. All auction property will have a corresponding auction pack. This should include evidence of title and search results. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should pass this on to the conveyancer instructed by you as soon as possible. Do make sure that you have funds in place to complete on the on the contractual date .

Principality have agreed my home loan in principle, my bid on a flat in South Norwood has been agreed to, now what?

The property agent will wish to be informed of your lawyer's details (ensure that the lawyers are on the lender’s panel). Telephone Principality or your financial adviser and finish off any appropriate forms. Principality will sellect a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Principality will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in South Norwood.

I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in South Norwood for a purchase of a freehold house 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest way to check 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 South Norwood conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in South Norwood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in South Norwood

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I decided to have a survey completed on a house in South Norwood prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some banks tend not issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in South Norwood. Conveyancing will be smoother if you use a solicitor in South Norwood especially if they are familiar with such properties in South Norwood.