My partner and I changing mortgage lender for our flat in Tremeirchion with Kent Reliance. We have a son 18 who lives with us. 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, giving up any rights in the event that the property is forfeited by the lender. I have two questions (1) Is this document specific to the Kent Reliance conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this compromise his rights 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.
Can I use your services to locate a Conveyancing solicitor in Tremeirchion even where I’m not buying or selling a house, for instance if I wish to acquire an office in Tremeirchion with a loan from Bank of Scotland?
The service is predominantly utilised to locate residential conveyancing solicitors in Tremeirchion but we have listed towards the end of this page a selection of Tremeirchion commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for Bank of Scotland
Are there restrictive covenants that are commonly picked up as part of conveyancing in Tremeirchion?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tremeirchion. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In my capacity as executor for the will of my grandfather I am disposing of a residence in Swansea but reside in Tremeirchion. My conveyancer (who is 260 miles from meneeds me to sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Tremeirchion who can attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Tremeirchion
Do you have any top tips for leasehold conveyancing in Tremeirchion with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Tremeirchion can be avoided where you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate can be a time consuming formality and delays many a Tremeirchion home move. Where a duplicate share is needed, do contact the company officers or managing agents (where relevant) for this sooner rather than later. If there is a history of conflict with your landlord or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is below 75 years. It is therefore important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I own a 1 bedroom flat in Tremeirchion, conveyancing formalities finalised January 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Tremeirchion with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease terminates on 21st October 2097
With just 71 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
I require the services of a lender panel solicitor in Tremeirchion. Can you assist?
It is not clear why you need a Tremeirchion panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Tremeirchion are on their panel . If you do find such a firm in Tremeirchion not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site