My husband and I intend to remortgage our flat in Middleton St George with Nottingham. We have a son approaching twenty 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 property is forfeited by the lender. I have two questions (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

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

Should my conveyancer be raising questions concerning flooding as part of the conveyancing in Middleton St George.

Flooding is a growing risk for lawyers dealing with homes in Middleton St George. There are those who buy a property in Middleton St George, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a various searches that may be initiated by the buyer or by their solicitors which can give them a better understanding of the risks in Middleton St George. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to discover if the premises has suffered from flooding. If the residence has been flooded in past and is not revealed by the vendor, then a buyer may issue a legal claim for losses resulting from an incorrect answer. A buyer’s solicitors should also order an environmental report. This should disclose if there is a recorded flood risk. If so, further investigations should be made.

How does conveyancing in Middleton St George differ for newly converted properties?

Most buyers of new build premises in Middleton St George contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Middleton St George tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Middleton St George or who has acted in the same development.

My father-in-law has recommend that I appoint his conveyancers in Middleton St George. Should I choose my own conveyancer?

There are no two ways about it the best way to find a conveyancing solicitor is to seek guidance from friends or relatives who have experience in using the conveyancer that you are considering.

Is there a reason that Middleton St George conveyancing fees are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Middleton St George more often than not will involve additional due diligence for instance reviewing the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.