My wife and I are refinancing our penthouse in Lansbury with Co-operative. We have a son 18 who lives at home. 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 flat is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Co-operative conveyancing panel as he never had to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Co-operative 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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 hope to to buy with Darlington Building Society. I visited a few high street practices yet cant to find a Lansbury conveyancing firm on the Darlington Building Society panel. Can you help?
Feel free to take advantage of the search tool on this site. Pick the mortgage company and type Lansbury or your preferred area and you will be presented with a number of lawyer located in Lansbury or by proximity to you.
Should my lawyer be making enquiries concerning flooding during the conveyancing in Lansbury.
Flooding is a growing risk for conveyancers specialising in conveyancing in Lansbury. There are those who acquire a property in Lansbury, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that can be carried out by the buyer or by their solicitors which can figure out the risks in Lansbury. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the property has historically flooded. In the event that the property has been flooded in past and is not revealed by the vendor, then a buyer may commence a claim for damages resulting from an misleading response. The purchaser’s lawyers will also conduct an enviro search. This should higlight if there is any known flood risk. If so, further investigations should be made.
In what way can the Landlord & Tenant Act 1954 impact my business property in Lansbury and how can your lawyers assist?
The 1954 Act provides security of tenure to business lessees, giving them the legal entitlement to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Lansbury is one of our hundreds of locations in which our lawyers have offices
My husband and I are new on the property ladder - agreed a price, but the estate agent told us that the vendor will only proceed if we use the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Lansbury
We suspect that the owner is not behind this request. Should the seller desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to use your preferred Lansbury conveyancing solicitors - not the ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing figures demanded by head office.
I bought a property in Lansbury last 9/8/2024 and to date it is still not recorded with HMLR. It was part of a development site and my conveyancing practitioner told me that it may take twelve months to register. I have contacted the Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. What can I do?
It is your lawyer that you must get in touch with in order to satisfy any questions which have arisen as part of the registration formalities for your Lansbury property. Normal Lansbury conveyancing practice includes an undertaking on the part of the previous owner’s conveyancer that they will assist in resolving any question raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.