Find a Heckmondwike Conveyancing Solictior on Your Lender’s Panel

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Recently asked questions about conveyancing in Heckmondwike

My fiance and I are refinancing our maisonette in Heckmondwike with UBS. 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 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 forfeited by the lender. I have two concerns (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we remortgaged 4 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 UBS. This is solely used to protect UBS 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 UBS 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.

Finally the sale completed on my house in Heckmondwike last January but our buyer keeps Skype messaging daily to say his conveyancer is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?

After completion of your sale your lawyer should send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers lawyers. There are no post completion requirements just for conveyancing in Heckmondwike.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Heckmondwike I like with amenity areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Heckmondwike for this price, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

In my capacity as executor for the will of my grandfather I am disposing of a house in Newport but reside in Heckmondwike. My lawyer (who is 300 miles from merequires that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Heckmondwike who can attest this legal document for me?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Heckmondwike based

Been searching for a solicitor for leasehold sale conveyancing in Heckmondwike. We are selling, simple no mortgage to discharge, no rush, no onward purchase. Got a quote from a conveyancer for £800 plus VAT which is a little high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Heckmondwike?

Given that it’s a sale only, £425 + VAT would be about the best for a Heckmondwike solicitor firm.

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