My husband and I intend to remortgage our apartment in Abbeymeads with Yorkshire BS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. 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 concerns (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Yorkshire BS 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 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.
Should commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Abbeymeads?
Many commercial conveyancing solicitors in Abbeymeads will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Abbeymeads. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Abbeymeads.
For each commercial conveyancing transaction in Abbeymeads it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Abbeymeads commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Abbeymeads.
four months have elapsed following my purchase conveyancing in Abbeymeads completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How difficult is it to switch solicitor as I need to appoint one who is on the Coventry Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Abbeymeads round the corner but she is not accepted by Coventry Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Abbeymeads on the Coventry Building Society panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Abbeymeads. In making use of the find a conveyancing solicitor tool on this page, you can compare charges for conveyancing solicitors in Abbeymeads and throughout England and Wales.
My wife and I purchased a leasehold house in Abbeymeads. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Abbeymeads who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Abbeymeads conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 1 bedroom flat in Abbeymeads, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Abbeymeads with over 90 years remaining are worth £197,000. The ground rent is £55 yearly. The lease terminates on 21st October 2082
With only 56 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 plus costs.
The suggested premium range above 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. Do not use the figures 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 placing reliance on this information before seeking the advice of a professional.