My partner and I intend to remortgage our apartment in Gunnersbury 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Nottingham 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 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.
Are the BSA intent on creating a online directory to to identify solicitors on the Loughborough BS conveyancing panel for instance in Gunnersbury?
We are not aware of any plans on the part of the BSA to promote such a tool.
I am downsizing from our house in Gunnersbury and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an online conveyancing practice rather than a conveyancing solicitor in Gunnersbury. Having lived in Gunnersbury for 4 years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The deeds to our home can not be found. The conveyancers who dealt with the conveyancing in Gunnersbury 4 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and secure up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Due to complete next month on a basement flat in Gunnersbury. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Gunnersbury should include some of the following:
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An explanation concerning the obligations as set out in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder enjoys Whether the lease restricts you from renting out the flat, or working from home Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Ground rent - how much and when is collected, and also know whether this will change in the future
I am the registered owner of a second floor flat in Gunnersbury. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Most certainly. We can put you in touch with a Gunnersbury conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Gunnersbury premises is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case was in relation to 2 flats. The remaining number of years on the lease was 64.64 years.
Me and my fiance are expecting to exchange on the purchase a house in Gunnersbury but as a result of wreckage from the recent storms I have agreed reparation from the vendor of five thousand pounds taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however my mortgage company will not agree to this. Why were they approached?
Any conveyancing practitioner listed on the bank approved list is obliged to advise the mortgage company of any amendments to the purchase figure. If you prohibit your solicitor to report the price change to your lender then they would have no choice but to refrain from representing you and the bank.