My fiance and I intend to remortgage our apartment in Kendal with Skipton. We have a son approaching twenty who lives at home. 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 property is repossessed. I have a couple of concerns (1) Is this document specific to the Skipton 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 Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
If you had a top tip for selecting a conveyancing solicitor in Kendal what would it be?
We would encourage you not to base your choice on the lowest Kendal conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
What is the difference between a licensed conveyancer and conveyancing solicitor in Kendal
There are many recorded licenced Conveyancers in Kendal and Solicitor partnerships in Kendal to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We have agreed to purchase a house in Kendal. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As your lender is Clydesdale your lawyer must follow the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Kendal.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Kendal?
Many commercial conveyancing solicitors in Kendal will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Kendal. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kendal.
For every commercial conveyancing transaction in Kendal it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Kendal commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Kendal.
2 months have gone by since my purchase conveyancing in Kendal took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My wife and I purchased a leasehold flat in Kendal. Conveyancing and Nationwide Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Kendal who acted for me is not around. Any advice?
First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Kendal conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Kendal Leasehold Conveyancing - Sample of Queries before Purchasing
You should want to find out as much as possible about the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the upkeep of the communal areas. You should not be afraid to ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the service fees are due to the managing agents and precisely what it includes. Are any of leasehold owners in dispute over their service charge liability? How long is the Lease?