My wife and I swapping mortgage lender for our flat in Mid Wales with Nationwide. We have a son 19 who lives with us. 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 property is repossessed. I have two concerns (1) Is this document specific to the Nationwide conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
At what point does exchange of contracts take place for sale conveyancing in Mid Wales and do I need to attend the solicitors branch?
If you are local to our conveyancing solicitors in Mid Wales you are welcome to come in to sign documents. However, the lender approved solicitors we recommend offer a national conveyancing service and provide as equally detailed and professional a job for you when communicating with you digitally. The executing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mid Wales)to be in the office available at the end of the phone to exchange contracts.
I require expedited conveyancing in Mid Wales as I have a deadline to complete inside 2 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at free not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Mid Wales the following are instances of what can arise and adversely affect market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
My wife and I own a semi-detached Georgian property in Mid Wales. Conveyancing solicitor acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mid Wales and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who completed the work.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Mid Wales. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal as all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a basement flat in Mid Wales, conveyancing was carried out May 2001. Can you work out an approximate cost of a lease extension? Comparable properties in Mid Wales with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2084
With only 66 years remaining on your lease the likely cost is going to be between £11,400 and £13,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.