My fiance and I swapping mortgage lender for our penthouse in Gilberdyke with Bank of Ireland. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults 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 flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Bank of Ireland conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his rights 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
I am mortgaging my house in Gilberdyke, does my lawyer have to be on the Nottingham Solicitor panel?
In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
This question may be naive but I am new to the home moving as FTB of a two bedroom flat in Gilberdyke. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Gilberdyke?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
I am aiming to move house in May. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Gilberdyke. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the keys from your estate agent however this can only occur once the vendors solicitors advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to advise the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Gilberdyke or a lawyer that specialises in conveyancing in Gilberdyke.
After weeks of negotiation I have agreed a price on a house in Gilberdyke. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.
4 months have elapsed following my purchase conveyancing in Gilberdyke completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Gilberdyke is where the house is located. Can you offer any assistance?
Flying freeholds in Gilberdyke are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gilberdyke you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gilberdyke may decide 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 property.
What is different about your site and alternative online quote calculators for conveyancing in Gilberdyke?
At this site secure a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Gilberdyke. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Many agents and online brokers 'recommend' the firm that pays the highest per referral, rather than the best value conveyancing in Gilberdyke