My husband and I intend to remortgage our flat in Margam with Barclays. We have a son 18 who lives with us. 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 apartment is repossessed. I have a couple of questions (1) Is this document specific to the Barclays conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?

First, rest assured that your Barclays 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 Barclays. This is solely used to protect Barclays 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 Barclays 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.

Just acquired a terraced house in Margam , how long should it take for the Land Registry to record the transfer to my name? My Margam conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Margam registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry have to notify any 3rd parties. At present roughly 80% of submission are completed within 12 days but some can be subject to extensive delays. Registration occurs after the buyer is living at the premises thus an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.

Just had an offer accepted on a new build flat in Margam. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Margam

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

What does commercial conveyancing in Margam cover?

Commercial conveyancing in Margam covers a broad array of advice, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Do you have any top tips for leasehold conveyancing in Margam from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Margam can be bypassed where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the buyers’ representatives.
You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you hold a share in a the freehold, you should ensure that you have the original share document. Organising a duplicate share certificate is often a lengthy formality and slows down many a Margam conveyancing deal. If a new share certificate is needed, you should approach the company officers or managing agents (if relevant) for this sooner rather than later. Some Margam leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Margam Leasehold Conveyancing - Sample of Queries Prior to Purchasing

Please tell me if there are any major works on the horizon that will likely add a premium to the service fees? Does this lease have more than 85 years left? Who takes responsibility for maintaining and repairing the building?