My husband and I intend to remortgage our apartment in West Byfleet with Barclays. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the Barclays conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Barclays 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 Barclays. This is solely used to protect Barclays 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 Barclays 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.
What does a local search inform me regarding the house my wife and I purchasing in West Byfleet?
West Byfleet conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays an important role in many a West Byfleet conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I am purchasing a new build house in West Byfleet with a mortgage from Nationwide Building Society. The developers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not reveal to my lawyer about this extras as it may put at risk my loan with Nationwide Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 impact my business property in West Byfleet and how can you help?
The particular law that you refer to provides a safeguard to business tenants, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in West Byfleet
Is it best to choose a West Byfleet conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can carry out the legal work but they are based approximately 350miles drive away.
The benefit of a local West Byfleet conveyancing firm is that you can attend the office to sign paperwork, deliver your identification documents and pester them where appropriate. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were happy that should surpass using an unfamiliar West Byfleet conveyancing lawyer solely due to them being based in the area.
I am in need of some leasehold conveyancing in West Byfleet. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is registered - and 99.9% are in West Byfleet - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a split level flat in West Byfleet, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in West Byfleet with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease ends on 21st October 2081
With 56 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.