My fiance and I intend to remortgage our apartment in East Dean with Lloyds. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we bought 3 years ago (2) Does our son by signing this compromise 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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.
Can you explain why leasehold purchase conveyancing in East Dean costs more?
The conveyancing costs for a leasehold property in East Dean is often more expensive than on a freehold acquisition or disposal. This is because there is an amount of extra investigations necessary in communicating with the freeholder and managing agents to collate the evidence about whether the rent and maintenance fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
I am considering applying for a Aldermore mortgage for purchase of a newly converted (under development) in East Dean with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
My uncle pointed out to me me that in buying a property in East Dean there could be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in East Dean which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in East Dean should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm at the point of viewing flats in East Dean and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a mortgage with TSB.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are getting a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on a house in East Dean. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A friend suggested that if I am buying in East Dean I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your East Dean conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about East Dean around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding East Dean.
Given that I am about to spend over three hundred thousand on a house in East Dean I would like to have a conversation with the solicitor regarding thehome move prior to appointing the firm. Can this be arranged?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in East Dean.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in East Dean should be the amount on the final invoice that you end up paying.