My fiance and I are refinancing our flat in Cholsey with Nationwide. 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of questions (1) Is this document specific to the Nationwide 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 entitlement 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
As a first time buyer what is the most important number one tip you can give me regarding purchase conveyancing in Cholsey?
Not many law firms shout this from the rooftops but conveyancing in Cholsey or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the home moving process. E.g., the vendor, property agent and even potentially a bank. Appointing a solicitor for your conveyancing in Cholsey should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose interest is to look after your best interests and to keep you safe.
We are witnessing a definite increase in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your lawyer above the other players when it comes to the legal assignment of property.
I am buying a new build house in Cholsey benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of additionals instead. The property agent told me not reveal to my conveyancer about the deal as it will impact my mortgage with TSB. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 my capacity as executor for the will of my grandfather I am selling a property in Swansea but I am based in Cholsey. My conveyancer (who is 260 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Cholsey to witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Cholsey
Planning to exchange soon on a studio apartment in Cholsey. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Cholsey should include some of the following:
You should be sent a copy of the lease The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You need to be informed what constitutes a Nuisance in the lease Details of the parties to the lease, e.g. these could be the tennant, head lessor, freeholder
I own a ground floor flat in Cholsey, conveyancing was carried out 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Cholsey with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2082
With only 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.