My fiance and I intend to remortgage our flat in Desborough with Leeds Building Society. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 apartment is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Leeds Building Society 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 am assisting my mother sell her property in Desborough. Will the conveyancer arrange an EPC or do I organise this?

After the demise of Home Packs, energy performance certificates was left as a mandatory element of selling a house. An energy performance certificate needs to be to hand prior to the property being marketed. This is not a task that lawyers normally arrange. Where you are instructing a Desborough conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with reputable Desborough accredited person

My solicitor has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Desborough conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

We were going to get a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Desborough solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Desborough solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I'm buying my first flat in Desborough with a mortgage from HSBC Bank. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not to tell my lawyer about the side-deal as it would put at risk my loan with HSBC Bank. Is this normal?.

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.

Is there anything unique about your site and alternative internet conveyancing brokers for conveyancing in Desborough?

At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Desborough. Unlike many estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors paying the highest kickback, rather than the best value conveyancing in Desborough

I have recently realised that I have Sixty One years left on my flat in Desborough. I need to get lease extension but my landlord is can not be found. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. For most situations a specialist would be useful to conduct investigations and to produce a report to be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court overseeing Desborough.

Desborough Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

This information is important as a) areas may result in problems in the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to have all the details Generally speaking the cost for major works tend not to be included within service charges, albeit that there some managing agents in Desborough obliged leasehold owners to contribute towards a reserve fund and this is used to offset against major works.