My husband and I intend to remortgage our flat in Shoreham By Sea with TSB. 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, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this document specific to the TSB conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this compromise his entitlement 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 TSB. This is solely used to protect TSB 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 TSB 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.

We're in Shoreham By Sea, First time buyers purchasing with a mortgage (lender is Lloyds , and our lawyer is on the Lloyds conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

How does conveyancing in Shoreham By Sea differ for new build properties?

Most buyers of new build property in Shoreham By Sea come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because developers in Shoreham By Sea tend to buy 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 property lawyers 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 Shoreham By Sea or who has acted in the same development.

Is it simple use your search tool to get a fee calculation from a conveyancing solicitor in Shoreham By Sea on the panel for my lender?

1st pick a bank such as Santander, Skipton Building Society or Godiva Mortgages Ltd then specify your preferred area for example Shoreham By Sea. Conveyancing firms in Shoreham By Sea and further afield should be listed.

Having had my offer accepted I require leasehold conveyancing in Shoreham By Sea. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is registered - and most are in Shoreham By Sea - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Shoreham By Sea Leasehold Conveyancing - Sample of Queries Prior to buying

Where a Shoreham By Sea lease has fewer than 80 years it will affect the marketability of the apartment. It is worth checking with your lender that they are content with remaining years on the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Shoreham By Sealease extensions you will be be obliged to have owned the premises for a couple of years in order to be legally able to extend the lease. Is there a share of the freehold? It would be sensible to investigate if there is anything that is prohibited in the lease. For example it is fairly common in Shoreham By Sea leases that pets are not permitted in in a block in Shoreham By Sea. If you love the propertyin Shoreham By Sea yet your cat can’t live with you then you will be presented with a hard decision.