Finally, a loan agreement from NatWest for the remortgage of my 3 room apartment is coming within the next few days. Are you able to recommend a cheap conveyancing practitioner in Stapleton?

This site is not designed to help those in pursuit of the cheapest conveyancing solicitors in Stapleton. We can offer you cost effective conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing brokers offering low cost conveyancing in Stapleton. The optimum outcome, in being led by low cost conveyancing, you will receive what you pay for and at worst you will end up being stung for extras and still not receive the service required.

My wife and I are refinancing our penthouse in Stapleton with Yorkshire BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.

I decided to have a survey done on a property in Stapleton ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Stapleton. Conveyancing will be smoother if you use a solicitor in Stapleton especially if they regularly deal with such properties in Stapleton.

As co-executor for the estate of my grandfather I am selling a house in Swansea but live in Stapleton. My lawyer (who is 300 kilometers from merequires that I execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Stapleton who can witness this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Stapleton

I've recently bought a leasehold property in Stapleton. Do I have any liability for service charges for periods before 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. A critical element of leasehold conveyancing for your conveyancer to ensure 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).

I inherited a 2 bed flat in Stapleton, conveyancing was carried out in 1998. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Stapleton with a long lease are worth £202,000. The ground rent is £60 yearly. The lease ceases on 21st October 2081

You have 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.