My partner and I are refinancing our apartment in Dulwich with RBS. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. 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 document specific to the RBS conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your RBS 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 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 are looking to buy a flat and require a conveyancing solicitor in Dulwich who is on the Nottingham approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Dulwich.
I am planning to acquire a flat and require a conveyancing solicitor in Dulwich who is on the Norwich and Peterborough Building Society solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Dulwich. We dont recommend any particular firm.
Should I be wary by estate agents that I am dealing with are recommending an online conveyancing firm rather than a local Dulwich conveyancing firm?
As with many service providers, often referrals from family and friends can be most helpful. Yet there are many players in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward conveyancers to instruct. On occasion the lawyers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the right to select your own conveyancer. Don't forget that the majority of mortgage providers operate an approved list of lawyers you must use for the lender aspect of your transaction.
In searching the world wide web for the phrase on line conveyancing in Dulwich it reveals numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The ideal way of choosing a suitable conveyancer is through a trusted recommendation, so seek the opinion of friends and family who have bought a property in Dulwich or a respected estate agent or financial adviser. Charges for conveyancing in Dulwich vary, so it's advisable to request at least three fee estimates from different property lawyers. Dont forget to clarify that the charges are guaranteed not to increase.
Last January I purchased a leasehold property in Dulwich. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Dulwich. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most definitely. We can put you in touch with a Dulwich conveyancing firm who can help.
An example of a Lease Extension case for a Dulwich property is 60 Taymount Grange Taymount Rise in June 2012. The Tribunal determined the premium at £13,346 for a lease extension of a further 90 years This case related to 1 flat. The number of years remaining on the existing lease(s) was 64 years.