My wife and I swapping mortgage lender for our flat in Kennington with Santander. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Santander conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.
We are purchasing a 3 bedroom flat in Kennington with a mortgage from Yorkshire Building Society.We like our Kennington conveyancing solicitor but Yorkshire Building Society advised that his firm is not listed on their "panel". we are left little option but to use a Yorkshire Building Society panel solicitor or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Yorkshire Building Society use our lawyer?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that lawyers needs to be on the Yorkshire Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Yorkshire Building Society
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Kennington?
Its becoming the norm that commercial conveyancing solicitors in Kennington will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kennington. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kennington.
For each commercial conveyancing transaction in Kennington it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Kennington commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Kennington.
My husband and I are 17 days into a residential purchase having been directed to solicitors by the local agent to carry out the conveyancing in Kennington. I am am extremely disappointed with the level of service. Could you you assist me in finding new conveyancers?
They would need to be really bad to suggest changing them. Has your loan offer been sent? In the event that it has you need to make them aware of the new contact details and get the loan are re-issued. Your conveyancer needs to be on the mortgage company approved list to avoid escalating costs and delays. So that should be your first question of the new lawyers. Our find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Kennington
All being well we will complete the sale of our £325,000 maisonette in Kennington in just under a week. The freeholder has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Kennington?
Kennington conveyancing on leasehold maisonettes nine out of ten times results in administration charges raised by freeholders :
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Completing pre-contract questions
Where consent is required before sale in Kennington
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in Kennington. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We are happy to put you in touch with a Kennington conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Kennington premises is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case related to 1 flat. The unexpired residue of the current lease was 74.77 years.
My step-father completed his conveyancing in Kennington 9 years ago. He has since got married, divorced and has recently remarried. He now wants to the sell the Kennington property. I believe he will simply be need to provide a copy of the marriage certificates to the lawyer however he is concerned it will hold up the home move. Should he instruct a solicitor to update the Land Registry documents for the house?
You are not required to bring up to date the register on the basis that you have the proof needed to demonstrate how the name change occurred.
The purchaser’s property lawyer will examine the title details and require evidence to establish the change of name for instance marriage documentation.