My fiance and I intend to remortgage our flat in Meliden with Aldermore. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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.
As someone not used to conveyancing in Meliden what’s the number one tip you can impart for the house moving process in Meliden
You may not hear this from too many lawyers but conveyancing in Meliden and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and others involved in the house moving process. For instance, the vendor, estate agent and even potentially a lender. Choosing a solicitor for your conveyancing in Meliden should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to look after your best interests and to protect you.
There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above all other parties in the conveyancing process.
I bought my flat on 16 August and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Meliden advises it should be formalised in less than a month. Are titles in Meliden uniquely lengthy to register?
There is nothing unique about conveyancing in Meliden registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. As of today in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser has moved in to the property therefore 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
Am I better off to choose a Meliden conveyancing practitioner who is local to the property I am buying? We have a good friend who can handle the legal formalities but his firm is located 300kilometers drive away.
The benefit of a high street Meliden conveyancing practice is that you can attend the office to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Meliden know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that must trump using an unknown Meliden conveyancing solicitor just because they are based in the area.
I am attracted to a couple of apartments in Meliden which have approximately 50 years remaining on the lease term. Will this present a problem?
There is no doubt about it. A leasehold apartment in Meliden is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the premises. The majority of purchasers and banks, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Meliden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a 1 bedroom flat in Meliden, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Meliden with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2088
With just 66 years left to run the likely cost is going to span between £11,400 and £13,200 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.