My partner and I are refinancing our flat in Lytham with . We have a son 18 who lives at home. Our solicitor has asked us to disclose 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, giving up any rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we remortgaged 4 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 . 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.

We are purchasing a detached bungalow in Lytham. The intention is to convert the garage to a playroom at the property.Will legal due diligence on the property involve enquiries to see if these alterations were previously refused?

Your property lawyer will check the registered title as conveyancing in Lytham will on occasion identify restrictions in the title documents which prohibit categories of changes or require the consent of a 3rd party. Some additions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

My solicitor has informed me that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Lytham?

The appropriate level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between and . Conveyancing lawyers as opposed to members of the public take out such policies.

When it comes to lenders such as , do Lytham face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I need to retain a conveyancing solicitor for sale conveyancing in Lytham. I have discover a site which appears to be the perfect solution If it is possible to get all this stuff completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I own a leasehold house in Lytham. Conveyancing and mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Lytham who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Lytham conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Lytham - Sample of Questions you should consider Prior to Purchasing

Best to be warned if fixing the lift or some other major work is anticipated that will be shared between the leaseholders and could well materially increase the the maintenance costs or require a specific invoice. How many of the leaseholders are in arrears for their service charge payments? Does this lease have in excess of 80 years left?

There are a number of houses in Lytham on private roads. My wife and I are buying one such property. Are there any benefits to buying a house on a privately owned road?

Lytham conveyancing practices are familiar with transacting houseson unadopted roads. Your should review the Land Registry data to find any rights or responsibilities. In many cases there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. Where there is one, the road will likely be maintained and look nicer than publicly maintained.