My fiance and I swapping mortgage lender for our flat in Broadstone with Yorkshire BS. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. 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 questions (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we purchased 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 Yorkshire BS. This is solely used to protect Yorkshire 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 Yorkshire 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.
When can the exchange of contracts take place for sale conveyancing in Broadstone and am I required to attend the conveyancers branch?
Where you are near to our conveyancing solicitors in Broadstone you are welcome to attend to sign contracts. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you digitally. The signing of the property agreement is not the point of no return. Signing on the dotted line is necessary for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Broadstone)to be in the office available at the end of the phone to exchange contracts.
Me and my brother have a semi-detached Victorian house in Broadstone. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Broadstone and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who carried out the work.
How does conveyancing in Broadstone differ for newly converted properties?
Most buyers of new build property in Broadstone approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because developers in Broadstone tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Broadstone or who has acted in the same development.
I am a sole trader looking to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Broadstone for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Broadstone, including the disposal and purchase of businesses as well as simply property. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or telephone so as to enable us to supply you with comprehensive commercial conveyancing calculation.
My uncle purchased his flat in Broadstone 7 years ago. He has been married, divorced and is now remarried. He will be selling the property in a couple of months. I suspect that he will simply be need to provide a copy of his marriage certificates to the conveyancing practitioner but he is concerned it could frustrate the home move. Is it worth updating the Land Registry documents for the property?
You are not required to update the register providing you have the proof needed to show how the change of name resulted.
Any purchaser’s lawyer should check the registered details and requisition evidence to prove the change of name e.g. marriage documentation.