My wife and I are refinancing our penthouse in Saltney with Coventry BS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Coventry BS conveyancing panel as he never had to sign this form when we bought 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.
I need some fast conveyancing in Saltney as I am faced with an ultimatum to sign on the dotted line in less than 2 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at liberty not to have searches conducted although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Saltney the following are examples of what can appear and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...
The deeds to our home can not be found. The solicitors who handled the conveyancing in Saltney 10 years ago no longer exist. What are my options?
In today’s world there are copies made of almost everything, and your conveyancer should know exactly where to look for all the suitable paperwork so you can buy or sell your property without any difficulty. Where copies can’t be located, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on the premises.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Saltney. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Saltney
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There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
As co-executor for the will of my uncle I am selling a property in Neath but live in Saltney. My conveyancer (approximately 300 kilometers awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Saltney to witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Saltney based
How does one remove a deceased person's details from the title deeds for a house in Saltney?
Where a Saltney property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale your lawyer would simply be required to evidence why the joint owner is missing from the contract, such as a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you can apply to have the deceased party erased from the title register by submitting an application to HM Land Registry with proof of the death. There is no fee from the Registry for this service.