My wife and I swapping mortgage lender for our apartment in Poulton Le Fylde with Clydesdale. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 forfeited by the lender. I have a couple of questions (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his entitlement 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.

How does conveyancing in Poulton Le Fylde differ for new build properties?

Most buyers of new build or newly converted property in Poulton Le Fylde contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in Poulton Le Fylde typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Poulton Le Fylde or who has acted in the same development.

Is it simple use your search facility to select a conveyancing solicitor in Poulton Le Fylde on the panel for my lender?

Step one is to choose a lender such as Halifax, Coventry Building Society or Platform Home Loans Ltd then specify your preferred area a common one being Poulton Le Fylde. Conveyancing firms in Poulton Le Fylde and nationally will then be identified.

Can you offer any advice when it comes to finding a Poulton Le Fylde conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Poulton Le Fylde conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Poulton Le Fylde conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason? How experienced is the firm with lease extension legislation?

Poulton Le Fylde Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

Is there a share of the freehold? This information is helpful as a) areas can result in problems for the block as the communal areas may start to deteriorate where services are not paid for b) if the tenants have a dispute with the managing agents you will want to have all the details

Is planning consent required to convert a single dwelling into multiple appartments in Poulton Le Fylde? This has been done to a house opposite to my home in Poulton Le Fylde and was unaware of it happening until it was finished.

Planning consent is required for converting a single dwelling in Poulton Le Fylde into flats but possibly not for converting back to single dwelling-house so, simply put, yes,a it is required.