My fiance and I are refinancing our penthouse in Llandeilo with Coventry BS. 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 lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this form unique to the Coventry BS conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Coventry BS 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.
Do conveyancers request money up-front for my conveyancing in Llandeilo?
Where you are retaining lawyers for conveyancing in Llandeilo your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the Local Authority Search. If any down payment is as part of the sale price then this should be needed shortly prior to contracts are exchanged. Any further balance that is due will be payable a couple of days prior to the completion date.
Should my solicitor be raising questions about flooding during the conveyancing in Llandeilo.
Flooding is a growing risk for solicitors conducting conveyancing in Llandeilo. Plenty of people will buy a house in Llandeilo, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their lawyers which can figure out the risks in Llandeilo. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine whether the premises has ever been flooded. If the premises has been flooded in past which is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an incorrect reply. The purchaser’s solicitors will also order an environmental report. This should reveal if there is a recorded flood risk. If so, further inquiries should be initiated.
I used Wolstenholmes several years ago for my conveyancing in Llandeilo. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Llandeilo of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Llandeilo. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Llandeilo
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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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
We are contemplating appointing an online lawyer as opposed to a Llandeilo conveyancing firm. Am I making a mistake?
Advantages do exist in having the opportunity to pop in to a local Llandeilo conveyancing solicitor for instance
- signing papers and and when necessary
- having face-to-face explanations of matters that you need help with
- the ability to complain if matters need to addressed
When checking fees, look out for hidden extras. Most decent Llandeilo high street solicitors give an all-inclusive price. Many online agents seem to offer cheap fees, yet have burried 'extras' in the fine print.