I am looking for value for money property lawyer. Should I go for for an internet conveyancer or a family Queenborough conveyancing solicitor?
In the main conveyancing solicitors in your area will have strong relationships with your local authority, which could help with the Queenborough conveyancing searches that your lawyer will require on your transaction. It can only assist if they enjoy good connections with the Local Land Registry Office your area Queenborough, other conveyancers in the neighbourhood and Queenborough selling agents.
My fiance and I are refinancing our apartment in Queenborough with Santander. We have a son 18 who lives with us. Our solicitor requested us to identify 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 forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Santander conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.
Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Queenborough is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus paying £187.00 plus VAT in supplemental legal fees.
You should make use of the search tool on this page. Pick the lender and type ‘Queenborough’ or your location and you will be presented with numerous solicitors based in Queenborough or near you.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a property in Queenborough?
Unless a prior purchase of the property took place after 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Queenborough to remain recommending a chancel search and or insurance against a claim.
Last October I purchased a leasehold house in Queenborough. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Queenborough Leasehold Conveyancing - Sample of Questions you should ask Prior to buying
How much is the ground rent and service charge? The majority of Queenborough leasehold properties will be liable to pay a service charge for the upkeep of the block invoiced by the landlord. Where you buy the flat you will have to pay this liability, normally periodically accross the year. This may differ from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met yearly, this is usually not a significant sum, say about £25-£75 but you should to enquire as on occasion it can be prohibitively expensive.