My husband and I are refinancing our apartment in Grappenhall with Yorkshire BS. We have a son 18 who lives with us. 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, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
My wife and I are purchasing a flat in Grappenhall. It might be a silly question but how we can trust a conveyancer? On completion day we have to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Grappenhall
Two types of professional can execute conveyancing in Grappenhall namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the sale or purchase of property. They are both obliged to perform Grappenhall conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly carried out and that all necessary procedures will be accurately adhered to.
I have paid off my mortgage with Santander. I assume I don't need a Grappenhall solicitor on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I purchased a 4 bedroom Georgian house in Grappenhall. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Alliance & Leicester to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grappenhall and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Grappenhall is where the house is located. Can you offer any opinion?
Flying freeholds in Grappenhall are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grappenhall you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grappenhall may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What tools are available to search for a Grappenhall solicitor on the Accord Mortgages Ltd conveyancing panel? I drive a motor bike and am willing to travel upto 25kilometers to meet the lawyer.
You can use the search on this website. Please select a mortgage company and your location and you will see a number of Grappenhall conveyancing lawyers based on proximity. We have listed some Grappenhall conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Accord Mortgages Ltd approved list
Having checked my lease I have discovered that there are only Fifty years unexpired on my lease in Grappenhall. I need to get lease extension but my landlord is absent. 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 for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent may be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Grappenhall.
Leasehold Conveyancing in Grappenhall - Examples of Queries Prior to buying
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It would be sensible to find out as much as possible concerning the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily matters like the tidiness of the common parts. Ask other tenants if they are happy with them. In conclusion, be sure you discover the dates that the service charges are due to the managing agents and specifically how they are spending that money. The best form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this situation the tenants enjoy control and notwithstanding that a managing agent is usually employed if it is bigger than a house conversion, the managing agent employed by the leaseholders. What is the maintenance charge and ground rent on the property?