My husband and I intend to remortgage our apartment in Snodland with UBS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

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

Having invested time looking at mumsnet.com for a high-quality solicitor in Snodland, many post that I must instruct a CQS assured lawyer. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing processes via the scheme protocol It covers numerous firms who perform conveyancing in Snodland.

My company is wishing to lease a unit on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Snodland for under £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Snodland, including the disposal and purchase of businesses as well as simply premises. If you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. As for the fees these will vary based on the structure and terms of the deal. Let us have your details or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

As co-executor for the estate of my grandmother I am selling a house in Newport but reside in Snodland. My conveyancer (based 260 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing solicitor in Snodland to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Snodland based

When it comes to leasehold conveyancing in Snodland what are the most frequent lease defects?

Leasehold conveyancing in Snodland is not unique. All leases are individual and legal mistakes in the legal wording can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the property

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Royal Bank of Scotland, and Barclays Direct all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.

Snodland Leasehold Conveyancing - Sample of Queries before Purchasing

Are there any major works on the horizon that could add a premium to the service charges? What is the name of the managing agents? Most Snodland leasehold flats will be liable to pay a service bill for maintenance of the block levied by the freeholder. If you purchase the property you will have to meet this charge, usually periodically during the year. This can vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay yearly, this is usually not a significant figure, say approximately £50-£100 but you should to enquire it because on occasion it could be prohibitively expensive.