My partner and I swapping mortgage lender for our apartment in Brackla with Lloyds. 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 reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this document specific to the Lloyds conveyancing panel as he never had to sign this form when we bought 3 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 Brackla is more expensive?

The conveyancing fees for a leasehold premises in Brackla is frequently greater when contrasted to a freehold transaction. This is because there is an amount of extra investigations necessary in communicating with the freeholder and managing agents to obtain information about whether the rent and service charges have been discharged and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

My husband and I wish to acquire a 3 bedroom flat in Brackla with a loan from Nottingham Building Society.We like our Brackla conveyancing practitioner but Nottingham Building Society advised that her practice is not listed on their "panel". It seems we have no choice but to instruct a Nottingham Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Nottingham Building Society solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society

Have purchased a a semi-detached house in Brackla , how long will it take for the Land Registry to record my ownership? My Brackla conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.

There is nothing unique when it comes to conveyancing in Brackla registration formalities. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any interested parties. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs once the buyer is living at the property so 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I have just started marketing my basement apartment in Brackla. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge invoice – Do I pay up?

It best that you clear the service charge as usual given that all rents and maintenance charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Brackla - A selection of Questions you should consider Prior to buying

How long is the Lease? It is important to be aware whether a new roof is being put on or some other major work is coming up to be shared amongst the leasehold owners and will dramatically impact the level of the maintenance costs or require a specific payment. What is the maintenance charge and ground rent on the flat?