My wife and I changing mortgage lender for our flat in Cranford with RBS. 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 lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the RBS conveyancing panel as he did not need 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 RBS. This is solely used to protect RBS 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 RBS 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're in Cranford, First timers buying with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Cranford?
Two types of professional can perform conveyancing in Cranford namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or acquisition of property. They are both obliged to perform Cranford conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requisite steps should be suitably followed.
I am purchasing a detached bungalow in Cranford. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to ascertain if these works are allowed?
Your property lawyer should review the registered title as conveyancing in Cranford will occasionally identify restrictions in the title deeds which restrict categories of alterations or require the permission of a 3rd party. Certain works require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
Can I be sure that the Cranford conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Cranford seeking recommendations is a good 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 advocate that you speak with the solicitor conducting your conveyancing.
The deeds to our house are lost. The lawyers who did the conveyancing in Cranford 10 years ago no longer exist. What are my options?
You no longer need to hold title official documentation to prove you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm buying my first flat in Cranford with a mortgage from Nationwide Building Society. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not reveal to my solicitor about the side-deal as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How can the Landlord & Tenant Act 1954 affect my commercial property in Cranford and how can you help?
The 1954 Act affords protection to business tenants, giving them the dueness to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Cranford