My husband and I intend to remortgage our flat in Alcester with Clydesdale. We have a son 19 who lives at home. 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, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we bought 3 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
We are aiming to move property in August. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Alcester. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you will need to pick up the house keys from the estate agent but this should only be done after the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should inform the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a conveyancing in Alcester or a solicitor that specialises in conveyancing in Alcester.
Is it the case that all Alcester solicitors on the UBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
Completion of my remortgage has taken place for my property in Alcester. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Various web forums that I have visited warn that are the primary cause of hinderance in Alcester house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Alcester.
I'm buying my first flat in Alcester with a mortgage from TSB. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not to tell my solicitor about the deal as it will affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 found a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Alcester. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Alcester ?
The majority of houses in Alcester are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Alcester so you should seriously consider looking for a Alcester conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.
I inherited a studio flat in Alcester, conveyancing was carried out September 2009. Can you work out an approximate cost of a lease extension? Similar flats in Alcester with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2094
You have 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
I previously informed by my bank that their panel conveyancers operate no sale no charge basis for conveyancing in Alcester. Our purchase fell through yet the lawyers have requested search fees! They say the fees are nothing to do with their fees!
By promising "no sale no fee" Alcester conveyancing lawyers are writing off their charges for any work carried out. We must stress this is NOT an insurance scheme. you will still required to pay for any charges that the lawyer has expended on your behalf for example Alcester local authority searches