My partner and I changing mortgage lender for our penthouse in Dalston with . We have a son 19 who lives at home. 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, giving up any rights in the event that the property is forfeited by the lender. I have two questions (1) Is this document specific to the conveyancing panel as he never had to sign this form when we purchased 4 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 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 . 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.

Can I use your services to recommend a Conveyancing solicitor in Dalston even where I’m not buying or disposing of a house, for example where I intend to buy a shop in Dalston with a loan from ?

Our search tool is predominantly used to find residential conveyancing solicitors in Dalston but we have listed at the end of this page a selection of Dalston commercial conveyancing firms. You should make contact with the company directly to see if they are also authorised to represent

In scouring online forums for a high-quality solicitor in Dalston, most comment that I must look for a CQS kitemarked solicitor. What is CQS?

Dalston Conveyancing Quality Scheme solicitors have obtained accreditation under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the home buying process. CQS helps house movers to recognise practices who provide a quality residential conveyancing. Dalston is one of the many areas in England and Wales in which CQS are located. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.

Me and my brother have a renovated Edwardian house in Dalston. Conveyancing lawyer represented me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dalston and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who carried out the work.

I’m about to sell my basement flat in Dalston. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly maintenance charge demand – what should I do?

The sensible thing to do is discharge the service charge as you normally would as all rents and service payments should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless 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.

I am the registered owner of a 1st floor flat in Dalston, conveyancing was carried out 3 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? Comparable properties in Dalston with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 50

With only 50 years left to run the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.