My fiance’s dad is a conveyancing practitioner. I suspect that I will be offered friends and family rates for conveyancing, However if that does not come materialise, what level of fees should I be expecting for conveyancing in Grappenhall?
It’s wise to seek multiple conveyancing estimates. Do use our search tool on this page. You will notice that quotes may contrast greatly but the service one can expect differ between conveyancers as is the case with the vast majority of professional services.
My fiance and I intend to remortgage our flat in Grappenhall with Principality. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose 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 flat is forfeited by the lender. I have two questions (1) Is this form unique to the Principality conveyancing panel as he did not need to sign this form when we remortgaged 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 Principality. This is solely used to protect Principality 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 Principality 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 looking to buy a flat and need a conveyancing solicitor in Grappenhall who is on the Godiva Mortgages Ltd conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Grappenhall. We dont recommend any particular firm.
The deeds to our house can not be found. The conveyancers who handled the conveyancing in Grappenhall 5 years ago no longer exist. What are my options?
You no longer need to hold title official documentation to evidence that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I've recently bought a leasehold flat in Grappenhall. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a studio flat in Grappenhall, conveyancing having been completed in 2001. How much will my lease extension cost? Comparable properties in Grappenhall with a long lease are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2094
With only 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.