My fiance and I are refinancing our flat in Filton with Clydesdale. We have a son 19 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 apartment is repossessed. I have a couple of 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.
I have been recommended a conveyancing solicitor in Filton. I I am struggling to find out if they are on the Bank of Scotland approved list of lawyers. Could you advise?
You should e-mail the lawyer and enquire whether they can act for the lender. Otherwise you can get in touch with Bank of Scotland who may be able to help.
I am aiming to move home in March. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Filton. Conveyancing lawyer was organised before I stumbled across this website.
On the afternoon of completion you can collect the keys from your selling agent but this can only occur after the previous owners conveyancers advise the agent that they have the completion monies and the keys can be released. You should advise the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Filton or a firm with expertise in conveyancing in Filton.
We are purchasing a 4 bedroom semi-detached house in Filton. The intention is to an extension at the rear at the property.Will legal work on the property include investigations to see if these works are permitted?
Your property lawyer should review the deeds as conveyancing in Filton can occasionally reveal restrictions in the title deeds which prohibit certain works or necessitated the permission of another owner. Many works call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Filton solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
The estate agent has sent us the confirmation of our purchase of a new build flat in Filton. Conveyancing is a frightening process 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.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Filton
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My company is wishing to take over a lease of an office on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Filton for under £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Filton, including the sale and acquisition of businesses as well as simply property. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the fees this will depend on the structure and terms of the proposed transaction. Let us have your details or email us so that we may supply you with a fixed commercial conveyancing quote.
I am attracted to a two flats in Filton both have in the region of 50 years unexpired on the lease term. should I be concerned?
There are plenty of short leases in Filton. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the value of the lease deteriorates and results in it becoming more expensive to extend the lease. For this reason it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.
I acquired a studio flat in Filton, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Filton with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2089
With just 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.