My fiance and I intend to remortgage our flat in Marple with Co-operative. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this form unique to the Co-operative conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this extinguish his rights 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 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.
Can I use your services to recommend a Conveyancing solicitor in Marple even where I’m not purchasing or selling a house, for instance where I intend to acquire a shop in Marple with a loan from Lloyds TSB Bank?
The service is predominantly used to locate domestic conveyancing solicitors in Marple but we have listed towards the end of this page some Marple commercial conveyancing firms. You should enquire with the solicitors directly to see if they are also authorised to represent Lloyds TSB Bank
My home in Marple is up for sale and I have a buyer. Will the conveyancer need to be on the Santander conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
I used Arc property Solicitors a few years past for my conveyancing in Marple. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Marple of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £305k and identified one close by in Marple I like with amenity areas and railway links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Marple for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am thinking of appointing an online conveyancing practitioner as opposed to a Marple conveyancing firm. Am I making a mistake?
Advantages do exist in having the option visit a local Marple conveyancing solicitor for instance
- signing papers and and when necessary
- getting face-to-face explanations of issues that you need help with
- the ability to raise concerns if matters need to addressed
When comparing estimates, look out for hidden extras. Most decent Marple high street solicitors give an all-inclusive figure. Often online companies appear to offer low cost prices, but have burried 'extras' in the in the terms and conditions.