My fiance and I intend to remortgage our maisonette in Stansted with Aldermore. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. 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 a couple of concerns (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

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

How does conveyancing in Stansted differ for new build properties?

Most buyers of new build residence in Stansted come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Stansted tend to buy the site, 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 Stansted or who has acted in the same development.

What does commercial conveyancing in Stansted cover?

Stansted conveyancing for business premises covers a wide range of guidance, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

Having had my offer accepted I require leasehold conveyancing in Stansted. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Stansted - then the leasehold title will always include the short particulars 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.

Stansted Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

Does this lease have more than 85 years left? Be sure to discover if there are any onerous prohibitions in the lease. By way of example it is very common in Stansted leases that pets are not allowed in certain buildings in Stansted. If you love the apartmentin Stansted but your dog can’t make the move with you then you have a very hard compromise. Plenty Stansted leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced on behalf of the freeholder. Should you buy the property you will have to pay this contribution, normally in instalments throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met yearly, normally this is not a large sum, say about £50-£100 but you need to check as occasionally it could be many hundreds of pounds.

My partner and I are acquiring a garden flat in Stansted. At the time of instructing our solicitor, they told us that they were on all mainstream mortgage company panels. The financial adviser called yesterday to advise that they are not on the Bank of Ireland approved list. Were it to be true, what should we do? Do we just find a new lawyer that is on their panel or should we pay for dual representation, with Bank of Ireland appointing their own preferred conveyancer.

Where you are acquiring a property needing a mortgage it is standard for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to satisfy. Some building societies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call Bank of Ireland to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Bank of Ireland's conveyancing panel as you are at liberty to use your preferred Stansted lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.