My husband and I are refinancing our apartment in Goodmayes with Clydesdale. 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. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this giving up 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 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.
This question may be naive but I am wet behind the ears as a first time purchaser of a two bedroom flat in Goodmayes. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Goodmayes?
On the day of completion you do not need to attend the conveyancers office in Goodmayes. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
We are planning to move house in February. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Goodmayes. Conveyancing solicitor was organised before I stumbled across your page.
On the day of completion you will need to collect the house keys from your selling agent but this should only be done after the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should inform the removal men that you are ready to move in. We do not recommend a particular removal company but can help you locate a conveyancing in Goodmayes or a legal practice with expertise in conveyancing in Goodmayes.
I'm the single recipient of my late father’s estate with all property in now in my sole name, including the house in Goodmayes. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be considered the same way as though I had purchased the house in December. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view lenders take of it, depend on the lender as this provision is primarily there to identify the purchase and immediately sell or the flipping of properties.
Will my conveyancer be raising questions about flooding as part of the conveyancing in Goodmayes.
The risk of flooding is if increasing concern for lawyers dealing with homes in Goodmayes. There are those who purchase a house in Goodmayes, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Goodmayes. The standard property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser could bring a legal claim for losses resulting from an misleading answer. The purchaser’s solicitors will also carry out an enviro report. This should reveal whether there is a recorded flood risk. If so, further investigations should be carried out.
I have todaydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Goodmayes for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The quickest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Goodmayes conveyancing specialists.
How does conveyancing in Goodmayes differ for newly converted properties?
Most buyers of new build or newly converted property in Goodmayes contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Goodmayes tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Goodmayes or who has acted in the same development.
My husband and I hope to buy our first home in Goodmayes. Conveyancing lawyer already appointed. The broker advised that a survey is not needed as the property was only built twenty two years ago.
The bare minimum you need a Home Buyer's Report. As the residence is over 10 years old the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. They will highlight any obvious issues and recommend further investigation if relevant. If there are any signs of problems seek a comprehensive Building Survey from the beginning.