My wife and I swapping mortgage lender for our penthouse in Stretford with Santander. We have a son 18 who lives at home. Our solicitor requested us to identify any adults 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 repossessed. I have two concerns (1) Is this document specific to the Santander conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right 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 Santander. This is solely used to protect Santander 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 Santander 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.
It is 10 years ago since I acquired my property in Stretford. Conveyancing solicitors have now been instructed on the sale but I can't find the title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be with the mortgage company or they could stored with the lawyers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Stretford relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I need some quick conveyancing in Stretford as I am faced with a deadline to complete in less than one month. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Stretford the following are instances of issues that can show up and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I have recentlyfound out that Wolstenholmes have closed. They conducted my conveyancing in Stretford for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stretford conveyancing specialists.
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We're novice buyers - had an offer accepted, but the selling agent has warned us that the seller will only go ahead if we use their chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Stretford
It is unlikely the vendors are behind this. Should the owner desire ‘a quick sale', turning down a genuine buyer is counter productive. Try to communicate with the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Stretford conveyancing firm - not the ones that will provide their estate agent a referral fee or achieve conveyancing thresholds pre-set by corporate headquarters.