My wife and I swapping mortgage lender for our penthouse in Lower Earley with Kent Reliance. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.

It has been 2 months following my purchase conveyancing in Lower Earley completed. I have checked the Land Registry site which shows that I paid £200,000 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 premises 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.

I need to retain a conveyancing solicitor for leasehold conveyancing in Lower Earley. I've discover a web site which appears to be the ideal offering If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've recently bought a leasehold house in Lower Earley. Do I have any liability for service charges for periods before completion of my purchase?

In a situation 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 be sure 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).

Lower Earley Conveyancing for Leasehold Flats - Sample of Queries before buying

If a Lower Earley lease has fewer than 80 years it will affect the value of the property. Check with your lender that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth discovering how much this would cost. Remember, in most cases you would need to own the premises for two years before you are eligible to extend the lease. Who are the managing agents?

Are there any specific benefits to instructing a local conveyancing practitioner in Lower Earley

Lots of house movers in Lower Earley prefer a local conveyancer so that they can pop into the firm’s offices just in case they have questions, and to execute paperwork without using the Royal Mail.

There is a marginal benefit when selecting a conveyancer nearby to the premises you are hoping to purchase, due to the in-depth knowledge of the region and potential local concerns - nevertheless this is debatable. Most conveyancers conduct their communications via the internet and may be based anywhere.