My fiance and I intend to remortgage our penthouse in Chippenham with Principality. 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we remortgaged 5 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 Principality. This is solely used to protect Principality 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 Principality 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.
At what point can the exchange of contracts happen for sale conveyancing in Chippenham and do I need to be at the lawyers branch?
If you are near to one of the conveyancing solicitors in Chippenham you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend supply a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you digitally. The executing of the property agreement is not when everything is set in stone. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Chippenham)to be in the office at the appropriate time.
The Chippenham conveyancing solicitors that I recently instructed on my purchase in Chippenham have without warning closed. I only went with them because I needed a lawyer on the Yorkshire BS conveyancing panel and my previous Chippenham lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
What is your number one tip for choosing a conveyancing solicitor in Chippenham
It would be unwise to be swayed by the lowest Chippenham conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I just bought a property at auction in Chippenham. Conveyancing is needed. What is next?
Now that you are exchanged you now have to hire the services of a conveyancing practitioner quickly as you are faced with a pending a drop dead date to complete the deal. Every auction property will have a bespoke auction set of papers. This will likely include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should give this to the conveyancer instructed by you ASAP. Do make sure that you have funds in order to complete on the on the contractual date .
I recently had an offer accepted on an apartment in Chippenham. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £225. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Chippenham is the location of the property. Is there any advice you can impart?
Flying freeholds in Chippenham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chippenham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chippenham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to retain a conveyancing solicitor for my conveyancing in Chippenham. I happened to land on a web site which appears to be the perfect solution If it is possible to get all the legals completed via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?