My wife and I changing mortgage lender for our penthouse in Winton with Leeds Building Society. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults 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 Leeds Building Society 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?
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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 banks and building societies provide you with an approved list of Winton conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Winton conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I am planning to move home in December. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Winton. Conveyancing firm was chosen prior to coming across this site.
On the day of completion you will need to pick up the house keys from the property agent but this should only happen once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in choosing a conveyancing in Winton or a lawyer with expertise in conveyancing in Winton.
I recently had an offer agreed on a house in Winton. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £200. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase maisonette in Winton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Winton solicitor is on the Coventry BS conveyancing panel.
My relative advised me that if I am buying in Winton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Winton conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Winton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Winton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Winton.
We expect to complete the sale of our £300,000 maisonette in Winton in just under a week. The managing agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Winton?
Winton conveyancing on leasehold maisonettes nine out of ten times necessitates fees being raised by managing agents :
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Addressing pre-contract enquiries
Where consent is required before sale in Winton
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a 1st floor flat in Winton, conveyancing formalities finalised 6 years ago. How much will my lease extension cost? Similar properties in Winton with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2093
With only 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.