My wife and I swapping mortgage lender for our flat in Bridlington with Skipton. We have a son approaching twenty who lives at home. Our solicitor requested us to identify 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 forfeited by the lender. I have a couple of questions (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we remortgaged 3 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 Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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 does my ID and proof of funds have anything to do with my conveyancing in Bridlington? Why is this being asked of me?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Bridlington. However these days you will not be able to complete any conveyancing process if you have not providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Remember if you are providing your driving licence as evidence of ID it needs to be both the paper section as well as the photo card part, one is not satisfactory in the absence of the other.
Proof of your origin of monies is mandated under Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor must have this information on record. Your Bridlington conveyancing practitioner will need to see evidence of proof of funds before they are able to accept any monies from you into their client account and they should also ask further queries regarding the origin of funds.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bridlington
Two types of professional can execute conveyancing in Bridlington namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to perform Bridlington conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all requirements and procedures should be suitably followed.
My wife and I buying a 3 bedroom semi in Bridlington. The intention is to carry out a loft conversion at the house.Will legal due diligence on the property include checks to determine if these works are allowed?
Your conveyancer should check the deeds as conveyancing in Bridlington will occasionally reveal restrictions in the title deeds which prohibit categories of works or necessitated the consent of a 3rd party. Certain works need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Bridlington conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
What will a local search tell me about the house my wife and I purchasing in Bridlington?
Bridlington conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays an important part in most Bridlington conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I am buying a new build flat in Bridlington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bridlington
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Due to the encouragement of my in-laws I had a survey completed on a house in Bridlington in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can look into this further via 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 Bridlington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bridlington to see if the conveyancing will be more expensive.