My wife and I intend to remortgage our apartment in Leaves Green with RBS. We have a son approaching twenty who lives with us. Our solicitor requested us to identify 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, waiving any legal rights in the event that the apartment is repossessed. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we bought 5 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 RBS. This is solely used to protect RBS 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 RBS 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 have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather instruct a local conveyancing solicitor in Leaves Green?
Do check but the chances are that allocate you one of their panel solicitors should you accept the "fee-free" deal. Contact the bank to see if they offer you a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Leaves Green.
A colleague informed me that in buying a property in Leaves Green there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Leaves Green which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Leaves Green should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move home in January. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Leaves Green. Conveyancing solicitor was chosen before I stumbled across this website.
On the day of completion you will need to pick up the house keys from your estate agent however this can only be done once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. You will need to advise the removal men that you are ready to move in. We do not suggest a particular removal organisation but can help you locate a residential property solicitor in Leaves Green or a lawyer with expertise in conveyancing in Leaves Green.
I currently have a mortgage with RBS for my property in Leaves Green. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
You must advise RBS prior to letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.
four months have elapsed since my purchase conveyancing in Leaves Green concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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.
All being well we will complete the sale of our £125,000 flat in Leaves Green next week. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Leaves Green?
Leaves Green conveyancing on leasehold flats nine out of ten times involves administration charges levied by managing agents :
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Answering conveyancing due diligence questions
Where consent is required before sale in Leaves Green
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Following years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Leaves Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Absolutely. We can put you in touch with a Leaves Green conveyancing firm who can help.
An example of a Lease Extension case for a Leaves Green flat is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired residue of the current lease was 50.57 years.
What is the reason for new build conveyancing in Leaves Green being more expensive?
Conveyancing in Leaves Green for recently converted or new build homes often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further questions and contractual considerations.