My partner and I intend to remortgage our penthouse in Purfleet with Virgin Money. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Virgin Money 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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.
My mortgage company has suggested solicitors on their panel based in Purfleet but I would rather choose a conveyancing lawyer in Purfleet round the corner to me. Are you able to help?
It is by no means the case that all Purfleet conveyancing solicitors are listed all lender’s conveyancing panel. Use the above find an approved solicitor tool to find a Purfleet conveyancing firm on the on the lender panel.
A relative advised me that in purchasing a property in Purfleet there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Purfleet which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Purfleet should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the single recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Purfleet. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the property. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in May. Do I have to wait half a year to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many mortgage companies would take a pragmatic view as this obligation primarily exists to identify subsales or the flipping of property.
Can I be sure that the Purfleet conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Purfleet getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
Will our conveyancer be asking questions concerning flooding during the conveyancing in Purfleet.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Purfleet. Plenty of people will purchase a house in Purfleet, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which can figure out the risks in Purfleet. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out if the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may issue a claim for damages as a result of such an inaccurate response. A purchaser’s solicitors may also order an environmental search. This will disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I want to rent out my leasehold apartment in Purfleet. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Purfleet do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I inherited a two-bedroom flat in Purfleet. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the amount due.
An example of a Lease Extension matter before the tribunal for a Purfleet residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired residue of the current lease was 76 years.