My wife and I are refinancing our flat in Merseyside with Nationwide. We have a son 18 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, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Nationwide conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
Having sold my house in Merseyside last July but my buyer keeps SMS messaging me complaining that his conveyancer needs to hear from mine. What should my lawyer have done following completion?
Post completion of your disposal your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been redeemed to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Merseyside.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Merseyside is the location of the property. What do you suggest?
Flying freeholds in Merseyside are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merseyside you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merseyside may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
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At this site receive a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Merseyside. Unlike many estate agents and many comparison sites we do not have commission deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the most per referral, rather than the best value conveyancing in Merseyside
I have recently realised that I have 62 years remaining on my lease in Merseyside. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have done all that could be expected to locate the lessor. In some cases a specialist should be useful to conduct investigations and to produce an expert document which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Merseyside.
I acquired a ground floor flat in Merseyside, conveyancing formalities finalised in 2010. Can you work out an approximate cost of a lease extension? Equivalent flats in Merseyside with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2076
With only 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
Would local authority permission be necessary to split a house into multiple flats in Merseyside? This has taken place to a property adjacent to my house in Merseyside and was not aware of it happening until the works were done.
Planning Consent yes. Building Regulations yes.