My wife and I intend to remortgage our apartment in Stony Stratford with Kent Reliance. We have a son approaching twenty 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. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Kent Reliance conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Kent Reliance 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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 buying a right to buy a flat in Stony Stratford. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Stony Stratford you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Stony Stratford.
I am assisting my aunt sell her property in Stony Stratford. Does the solicitor order an energy performance certificate or do I organise this?
Following the demise of Home Information Packs, energy performance certificates remained a mandatory element of selling a property. An EPC should be commissioned before the property is marketed. It is not something that conveyancers ordinarily arrange. If you are using a Stony Stratford conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable local energy assessors
is it true that all Stony Stratford solicitor practices on the Principality conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
Coventry BS have agreed my mortgage in principle, my bid on a flat in Stony Stratford has been accepted, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Telephone Coventry BS or your broker and finalise any outstanding documentation. Coventry BS will instruct a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Coventry BS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Stony Stratford.
My wife and I have a renovated Edwardian property in Stony Stratford. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stony Stratford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Stony Stratford is the location of the property. What do you suggest?
Flying freeholds in Stony Stratford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stony Stratford you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stony Stratford may decide 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 residence.
My business partner and I are intending to take an assignment of a lease of a shop on the high street. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Stony Stratford for under 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Stony Stratford, including the sale and purchase of businesses as well as simply property. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the fees this will depend on the structure and terms of the proposed transaction. Please provide us with your details or telephone us so that we may furnish you with a fixed commercial conveyancing calculation.