My fiance and I intend to remortgage our maisonette in Crewkerne with Yorkshire BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 apartment is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Yorkshire BS 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 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.
My father informed me that in purchasing a property in Crewkerne there may be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Crewkerne which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Crewkerne should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single recipient of my late father’s estate and I have everything in my name alone, including the my former home in Crewkerne. The Crewkerne property was put into my name in March. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in March. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this provision is principally there to capture subsales or the flipping of properties.
Intending to buy a house in Crewkerne. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crewkerne conveyancing practitioner is on the Leeds Building Society conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Crewkerne is the location of the property. Can you shed any light on this issue?
Flying freeholds in Crewkerne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crewkerne you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crewkerne may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are FTB’s - agreed a price, but the selling agent advised that the seller will only proceed if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a local solicitor who is accustomed to conveyancing in Crewkerne
We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Crewkerne conveyancing lawyers - rather thanthe ones that will give their estate agent a referral fee or achieve conveyancing thresholds demanded by corporate headquarters.
I only have 72 years remaining on my lease in Crewkerne. I am keen to get lease extension but my landlord is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. In some cases an enquiry agent may be useful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the application to the County Court overseeing Crewkerne.
Crewkerne Leasehold Conveyancing - Examples of Queries before Purchasing
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The best form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this situation the lessees have being in charge if their destiny and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent employed by the leaseholders. Best to be warned if a new roof is being put on or some other significant cost is anticipated that will be shared amongst the tenants and will materially increase the the service fees or result in a specific payment.
We are soon to purchasing a flat in Crewkerne. Can the lawyer keep the amount we are are purchasing for confidential from sites such as Rightmove. Is this possible and how?
HM Land Registry are legally required to note price paid information on a register of the title for residential properties countrywide which includes homes in Crewkerne. The register of title is an open document, so the Land Registry would be breaching their statutory obligations if they failed to permit access to the register.
You can ask HM Land Registry to withhold the price paid data yet the answer would be in the negative.