My husband and I are refinancing our flat in Sandgate with UBS. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the UBS conveyancing panel as he never had to sign this form when we remortgaged 5 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 UBS 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 UBS. This is solely used to protect UBS 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 UBS 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 am planning to move property in March. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Sandgate. Conveyancing lawyer was chosen before I stumbled across this site.
On the afternoon of completion you will need to pick up the house keys from your property agent however this should only happen when the previous owners solicitors advise the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you find a conveyancing in Sandgate or a lawyer that specialises in conveyancing in Sandgate.
When it comes to mortgage companies such as Kent Reliance, do Sandgate conveyancers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We have a mortgage agreed in principle with Virgin Money. Sandgate conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Sandgate?
Many commercial conveyancing solicitors in Sandgate will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Sandgate. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sandgate.
For every commercial conveyancing transaction in Sandgate it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Sandgate commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Sandgate.
I am buying a new build flat in Sandgate. Conveyancing is necessary evil 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.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Sandgate
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There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My company is planning to take over a lease of an office on the high street. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Sandgate for under 1500k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Sandgate, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the charges these will vary based on the structure and heads of terms of the deal. Let us have your contact information or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.
We are 14 days into a residential purchase having been referred to a firm by the local agent to handle our conveyancing in Sandgate. We are not happy. Can you help me find new solicitors?
A conveyancer would have to be really bad in order to consider replacing them. Has the mortgage been sent? In the event that it has you need to advise them of the replacement solicitor and ensure the mortgage documents are re-sent. Your conveyancer should be on the lenders approved list to avoid supplemental costs and complications. So that should be your first question of the new solicitors. Our search tool will help you find a bank approved solicitor for your conveyancing in Sandgate