My fiance and I swapping mortgage lender for our apartment in Fenny Stratford with . We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your 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 . This is solely used to protect 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 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.
Why is leasehold purchase conveyancing in Fenny Stratford costs more?
Fenny Stratford leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Fenny Stratford. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?
Where you intend to refinance then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.
We are due to move property in . Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Fenny Stratford. Conveyancing solicitor was chosen before I stumbled across your site.
On the afternoon of completion you will need to collect the keys from the property agent but this can only be done after the sellers conveyancers inform the agent that they have the completion monies and the keys can be released. You will need to advise the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in finding a residential property solicitor in Fenny Stratford or a solicitor that specialises in conveyancing in Fenny Stratford.
How can we know in advance if a Fenny Stratford conveyancing solicitor on the panel is any good?
When it comes to conveyancing in Fenny Stratford getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Fenny Stratford solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fenny Stratford postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Fenny Stratford.
Due to the encouragement of my in-laws I had a survey completed on a house in Fenny Stratford ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks may refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fenny Stratford. Conveyancing will be smoother if you use a solicitor in Fenny Stratford especially if they are familiar with such properties in Fenny Stratford.