My fiance and I are refinancing our apartment in Long Melford with Barclays. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. 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 Barclays conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his entitlement 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 Barclays. This is solely used to protect Barclays 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 Barclays 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 purchasing a victorian detached house in Long Melford. We would like to an extension at the rear at the property.Will the conveyancing process involve checks to see if these works are prohibited?
Your solicitor will check the registered title as conveyancing in Long Melford can occasionally identify restrictions in the title deeds which restrict categories of changes or require the consent of another owner. Many extensions call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Long Melford bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Long Melford conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer has to follow the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Planning on purchasing a flat in Long Melford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Long Melford conveyancer is on the Co-operative conveyancing panel.
My partner and I are downsizing from our property in Long Melford and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Long Melford conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Long Melford. We have lived in Long Melford for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must 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 sickness)
I decided to have a survey completed on a property in Long Melford in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend not issue a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Long Melford. Conveyancing will be smoother if you use a solicitor in Long Melford especially if they regularly deal with such properties in Long Melford.
I am 14 days into a freehold purchase having been directed to conveyancers by the high street agent to perform conveyancing in Long Melford. We are not happy. Could you help me find new solicitors?
They would have to be really poor to suggest diss instructing them. Has your mortgage offer been issued? If so you will need to make them aware of the new contact details and ensure the offer are issued to the new lawyers. Your conveyancer should be on the banks approved list to avoid added fees and complications. So that should be your starting point. The search tool will help you find a lender approved solicitor for your conveyancing in Long Melford
Why is New Build conveyancing in Long Melford more expensive?
Purchasing a new build premises is significantly distinct from the normal house purchase conveyancing in Long Melford. Firstly housebuilders normally demand contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your conveyancing practitioner to ensure everything is in order. In addition new build premises frequently necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage company obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.