My husband and I swapping mortgage lender for our apartment in Stilton with Skipton. We have a son 19 who lives at home. Our solicitor has asked us to disclose 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 flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
Why do I have to pay up front when it comes to conveyancing in Stilton?
If you are buying a property in Stilton your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the down payment is as part of the total price then this should be asked for shortly before exchange of contracts. The final balance that is due should be sent to your lawyer shortly before completion.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Stilton. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you intend to refinance then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I purchased my home on 1 October and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Stilton advises it should be dealt with inside ten days. Are properties in Stilton particularly slow to register?
There is nothing unique when it comes to conveyancing in Stilton registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today roughly three quarters of such applications are completed in less than three weeks but some can be subject to extensive delays. Historically registration occurs after the purchaser is living at the property so 'speed' is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
I am looking to sell my home. My former solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Stilton if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Stilton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Back In 2000, I bought a leasehold flat in Stilton. Conveyancing and Nationwide Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Stilton who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Stilton conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a split level flat in Stilton, conveyancing having been completed March 2012. Can you work out an approximate cost of a lease extension? Corresponding properties in Stilton with an extended lease are worth £201,000. The ground rent is £45 per annum. The lease ends on 21st October 2091
With 65 years left to run we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.