My wife and I changing mortgage lender for our penthouse in Capel Curig with Co-operative. 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. 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 form unique to the Co-operative conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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.
I am purchasing a right to buy a flat in Capel Curig. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Capel Curig you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Capel Curig.
A colleague pointed out to me me that in buying a property in Capel Curig there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of anumerous of properties in Capel Curig which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Capel Curig should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a end of terrace house in Capel Curig. We would like to an extension at the rear at the property.Will legal due diligence on the property include investigations to see if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in Capel Curig will occasionally reveal restrictions in the title deeds which prevent categories of alterations or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Can I be sure that the Capel Curig conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Capel Curig seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
We are purchasing a house and the solicitor has raised the issue of Chancel Repair for which the house may be liable because it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Capel Curig
Unless a previous acquisition of the premises completed post 12 October 2013 you could expect solicitors carrying out conveyancing in Capel Curig to remain encouraging a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Capel Curig I like with a park and railway links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Capel Curig suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
My wife and I purchased a leasehold flat in Capel Curig. Conveyancing and Bank of Ireland mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Capel Curig who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Capel Curig conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a garden flat in Capel Curig, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Capel Curig with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2086
With 61 years left to run we estimate the price of your lease extension to span between £19,000 and £22,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.