My husband and I are refinancing our maisonette in Lixwm with Virgin Money. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults 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 property is repossessed. I have two concerns (1) Is this form unique to the Virgin Money conveyancing panel as he never had 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 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.

Can I use your services to find a Conveyancing solicitor in Lixwm even where I’m not purchasing or disposing of a house, for instance where I wish to buy an office in Lixwm with a mortgage from Chelsea Building Society?

Our search tool is primarily there to select domestic conveyancing solicitors in Lixwm but we have set out towards the bottom of this page a selection of Lixwm commercial conveyancing firms. You should speak with the firm directly to see if they can also act for Chelsea Building Society

We are selling our house in Lixwm and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Lixwm. Having lived in Lixwm for three years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am buying a new build flat in Lixwm. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lixwm

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I own a leasehold flat in Lixwm. Conveyancing was completed in 21012. I have heard that I should not allow the lease length fall too low. Why is that a problem?

Lixwm residential long term leases are for a fixed term - normally 99 years when they commenced. However a significant flats in Lixwm were constructed or converted in the 60’s and so these leases now have fewer than eighty years unexpired. This may seem like a long time but Banks, Building Societies and other mortgage companies tend to require leases to have a minimum of 75 years unexpired to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are getting close to seventy five years. To maximise the saleability of your property you should be thinking about whether to extend your lease long before you come to sell it. There are also advantages to taking action before the lease hits eighty years as when the lease is below 80 years the premium you have to pay to extend starts to get a lot more expensive.