My wife and I are refinancing our flat in Beckermet with Kent Reliance. We have a son approaching twenty 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 flat is repossessed. I have two questions (1) Is this form unique to the Kent Reliance conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Kent Reliance 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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 bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather instruct a Beckermet based conveyancing firm?

Do check but the chances are that give you one of their panel lawyers should you accept the "fee-free" incentive. Speak to the bank to see if they make available a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Beckermet.

The estate agent has sent us the confirmation of our purchase of a new build flat in Beckermet. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Beckermet

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Are there any apps to help identify a Beckermet law firm on the Virgin Money conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the conveyancer.

Feel free to make use of the search on this website. Please select a bank and your location and you will see a number of Beckermet conveyancing lawyers located nearest you. We have listed some Beckermet conveyancing firms towards the end of this page and you can telephone them to check if they are on the Virgin Money approved list

I am employed by a long established estate agency in Beckermet where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have been given contradictory information from local Beckermet conveyancing solicitors. Can you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Beckermet Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Its a good idea to find out as much as possible concerning the company managing the building as they can either make your living at the property much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to every day issues such as the upkeep of the communal areas. You should not be shy to ask other people if they are happy with their service. On a final note, investigate as to the dates that the maintenance fees are due to the relevant party and precisely what it includes. This information is helpful as a) areas may cause problems in the block as the communal areas may start to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have full disclosure The best form of lease arrangement is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and even though a managing agent is frequently retained if it is bigger than a house conversion, the managing agent is directed by the tenants.