My fiance and I are refinancing our apartment in Dawlish with Clydesdale. We have a son approaching twenty who lives with us. 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 repossessed. I have two concerns (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we bought 5 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
At what point can the exchange of contracts take place for purchase conveyancing in Dawlish and am I required to be at the conveyancers branch?
If you are round the corner to one of the conveyancing solicitors in Dawlish you are welcome to come in to sign documents. However, the law practices we work with supply countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you electronically. The signing of the purchase agreement is not the point of no return. A signed contract simply enables the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dawlish)to be in the office at the appropriate time.
Is it the case that all Dawlish CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Does a directory service exist listing Leeds Building Society panel solicitors in Dawlish on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available online. If you are looking for a Dawlish conveyancer on the Leeds Building Society please use our tool.
We have agreed to purchase a house in Dawlish. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
As you are obtaining a mortgage with Barclays your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Dawlish.
About to purchase a new build apartment in Dawlish. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Dawlish
-
Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Dawlish I like with amenity areas and railway links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Dawlish in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
How do I use your search app to locate a conveyancing practitioner in Dawlish on the approved list for my mortgage?
First pick a mortgage company such as National Westminster Bank, Chelsea Building Society or Godiva Mortgages Ltd then type in your location a common one being Dawlish. Conveyancing practices in Dawlish and further afield should be shown.