My wife and I intend to remortgage our penthouse in Scotter with HSBC. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the HSBC 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 rights to inherit the property?
First, rest assured that your HSBC 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 HSBC. This is solely used to protect HSBC 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 HSBC 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 purchasing a detached bungalow in Scotter. The intention is to an extension at the rear at the house.Will legal investigations on the property include investigations to determine if these alterations are permitted?
Your conveyancer will check the registered title as conveyancing in Scotter will occasionally reveal restrictions in the title documents which restrict categories of changes or need the consent of a 3rd party. Many additions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I have been told by my conveyancer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Scotter?
The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
We had selected conveyancers locally in Scotter on the Leeds Building Society solicitor approved list. They have just invoiced me an additional sum for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This fee is not dictated by Leeds Building Society but by your Scotter property lawyer. Some firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.
I am buying a new build apartment in Scotter. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Scotter
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Scotter I like with a park and railway links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Scotter suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
My business partner and I are hoping to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Scotter for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Scotter, including the sale and purchase of businesses as well as simply premises. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. As for the charges these will vary based on the structure and complexity of the deal. Please provide us with your details or telephone us so that we may supply you with a detailed commercial conveyancing quote.
Jane (my partner) and I may need to sub-let our Scotter garden flat temporarily due to a career opportunity. We used a Scotter conveyancing firm in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Scotter conveyancing lawyer is no longer around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or some other party prior to subletting. This means that you cannot sublet without prior permission. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.
I inherited a 2 bed flat in Scotter, conveyancing formalities finalised 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Scotter with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2084
With 59 years unexpired the likely cost is going to be between £20,900 and £24,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.