My fiance and I changing mortgage lender for our flat in Becontree with Leeds Building Society. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 forfeited by the lender. I have a couple of questions (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need 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 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.
How do I check that the solicitor conducting my conveyancing in Becontree is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus paying £192.00 in additional conveyancing charges.
You should take advantage of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘Becontree’ or your location and you will discover a number of lawyer located in Becontree or nearest you.
I used Arc property Solicitors several years ago for my conveyancing in Becontree. I now require my papers however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Becontree of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £195,000 and identified one close by in Becontree I like with amenity areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Becontree in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Taking into account that I will soon spend £400,000 on a house in Becontree I wish to have a conversation with the conveyancer about myconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your conveyancing in Becontree.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Becontree should be the amount on the final invoice that you end up paying.
We're FTB’s - agreed a price, but the estate agent has warned us that the seller will only go ahead if we appoint their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Becontree
It is highly unlikely the vendors are driving this. If they want ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Becontree conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or achieve conveyancing thresholds set by senior management.