My husband and I are refinancing our penthouse in Ashton In Makerfield with . We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this form unique to the 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 . This is solely used to protect 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 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 own a freehold house in Ashton In Makerfield yet pay rent, why is this and what is this?

It is rare for properties in Ashton In Makerfield and has limited impact for conveyancing in Ashton In Makerfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

We are planning to move house in . Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Ashton In Makerfield. Conveyancing solicitor was chosen prior to coming across your website.

On the afternoon of completion you can collect the house keys from the property agent but this should only occur when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be given over. After that you will need to advise the removal men that they can start moving you in. We are not in a position to recommend a specific removal organisation but can assist you in locating a conveyancing in Ashton In Makerfield or a legal practice that specialises in conveyancing in Ashton In Makerfield.

How can we tell if a Ashton In Makerfield conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Ashton In Makerfield seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.

I have instructed a Ashton In Makerfield having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ashton In Makerfield postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Ashton In Makerfield.

About to purchase a new build flat in Ashton In Makerfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ashton In Makerfield

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I own a leasehold flat in Ashton In Makerfield. Conveyancing and mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Ashton In Makerfield who acted for me is not around. Any advice?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Ashton In Makerfield conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a garden flat in Ashton In Makerfield, conveyancing was carried out 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Ashton In Makerfield with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

With 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.