My wife and I are intent on purchasing an apartment in Yarm On Tees. My property lawyer is not listed on the lender approved list. Can I still appoint my Yarm On Tees conveyancing solicitor notwithstanding that they are not on the lender approved list?
Your options include
- Proceed with your chosen Yarm On Tees conveyancing practitioner but your mortgage company will undoubtedly instruct a lawyer from their approved panel. This will result in additional charges and potential delay.
- Appoint a fresh conveyancing practitioner to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to do everything possible to join the mortgage company conveyancing panel
My partner and I changing mortgage lender for our apartment in Yarm On Tees with Nationwide. We have a son 19 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 flat is forfeited by the lender. I have two questions (1) Is this form unique to the Nationwide conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this compromise his rights 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
My partner has suggested that I appoint his conveyancing solicitors in Yarm On Tees. Should I use them?
Much as we are happy to recommend a Yarm On Tees conveyancing lawyer it’s preferable to find a conveyancing practitioner is to have recommendations from friends or relatives who have actually used the solicitor you're are thinking of instructing.
I have just started marketing my basement apartment in Yarm On Tees. Conveyancing has not commenced, but I have recently received a quarterly service charge invoice – what should I do?
It best that you discharge the invoice as usual given that all rents and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a leasehold flat in Yarm On Tees, conveyancing was carried out 6 years ago. How much will my lease extension cost? Equivalent properties in Yarm On Tees with over 90 years remaining are worth £190,000. The ground rent is £45 levied per year. The lease expires on 21st October 2084
You have 62 years remaining on your lease we estimate the price of your lease extension to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
Can you set out the extent of conveyancing handled by Yarm On Tees conveyancing solicitors?
Most Yarm On Tees conveyancing practices can offer a wide spectrum of assistance to residential and agricultural land proprietors, sellers, purchasers, landlords and tenants and you can expect them to help you with some of the following services:
Domestic sale conveyancing in Yarm On Tees or elsewhere in the country
Home purchase conveyancing in Yarm On Tees and throughout England and Wales
First registrations Council Home Right-to-Buy Scheme Leasehold and freehold schemes for new build and conversion projects Advising squatters about their rights to lawfully acquire property by way of adverse possession