Finally, a mortgage agreement from Santander for the refinancing of my single bedroom garden flat is due any day now. Are you able to put forward a cheap conveyancing solicitor in Grappenhall?
You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Grappenhall. Our aim is to provide excellent value conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing organisations offering £100 conveyancing in Grappenhall. At best, in being led by cheap conveyancing, you will earn what you pay for and at worst it will result in you invoiced for extras and still not receive the service required.
My husband and I changing mortgage lender for our flat in Grappenhall with Virgin Money. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Virgin Money 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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 have Fifty Six years left on my lease and require a lease extension for my flat in Grappenhall. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/2/2019 the requirements read as follows :
For new build properties, the following lease terms are not acceptable:
- The unexpired lease term on a new build flat is less than 125 years
- The unexpired lease term on a new build house is less than 250 years
If the lease cannot be amended to comply with the above, the case cannot proceed. Please advise us immediately where the case cannot proceed.
Contact point as detailed in 1.11b.
Due to the encouragement of my in-laws I had a survey completed on a house in Grappenhall before instructing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to give a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Grappenhall. Conveyancing will be smoother if you use a solicitor in Grappenhall especially if they are accustomed to such properties in Grappenhall.
Should I be concerned about estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Grappenhall conveyancing company?
As is the case with lots of service providers, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest solicitors to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You are at liberty to choose your preferred conveyancer. Don't forget that most mortgage providers specify a panel list of law firms you must use for the lender aspect of your house move.