My wife and I swapping mortgage lender for our maisonette in Glynneath with Nottingham. We have a son 19 who lives at home. Our solicitor requested us to identify 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 apartment is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Nottingham conveyancing panel as he never had to sign this form when we remortgaged 4 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Glynneath?
There are many recorded licenced Conveyancers in Glynneath and Solicitor practices in Glynneath who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We have agreed to purchase a house in Glynneath. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not meet these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Glynneath.
I have instructed a Glynneath property lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Glynneath surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
About to purchase a new build flat in Glynneath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Glynneath
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
I am one month into a freehold purchase having been referred to solicitors by the high street agent to execute conveyancing in Glynneath. We are not happy. Can you help me find new lawyers?
They would need to be very poor in order to consider changing them. Has your mortgage been sent? If so you will need to advise them of the new lawyer and get the loan are re-sent. Your new conveyancer should be on the mortgage company panel to avoid supplemental charges and delays. So that should be your first question of the new lawyers. Our search tool should assist you in finding a lender approved lawyer for your home move in Glynneath
I have recently realised that I have Seventy years left on my lease in Glynneath. I need to get lease extension but my freeholder is can not be found. What options are available to me?
On the basis that you qualify, 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 lengthened by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. On the whole a specialist would be useful to try and locate and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Glynneath.
I acquired a leasehold flat in Glynneath, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Glynneath with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2088
With only 63 years remaining on your lease we estimate the premium for your lease extension to span between £16,200 and £18,600 plus professional fees.
The suggested premium range 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 this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Living abroad it is not practicable to be present at my Glynneath conveyancing lawyers office to execute documents connected to my conveyancing in Glynneath – is this a problem?
No. Glynneath conveyancing lawyers can conduct conveyancing transactions for clients nationally. It is not necessary for you to be able to attend a Glynneath conveyancers office. They can deal with all communications remotely from their Glynneath premises.