My husband and I changing mortgage lender for our flat in Glan Conwy with Bank of Ireland. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. 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 two concerns (1) Is this form unique to the Bank of Ireland conveyancing panel as he never had to sign this form when we bought 3 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 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.
My property lawyer in Glan Conwy is not listed on the Clydesdale Approved Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Clydesdale approved list?
Your options are as follows:
- Complete the purchase with your preferred Glan Conwy lawyers but Clydesdale will need to retain a lawyer on their panel. This will result in additional total legal charges as well as result in frustration.
- Find a new practitioner to to deal with the purchase, obviously checking they are Clydesdale approved.
- Persuade your Clydesdale based solicitor to seek to join the Clydesdale panel
I have been told that property searches are the primary reason for hinderance in Glan Conwy house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Glan Conwy.
The deeds to our property are lost. The conveyancers who did the conveyancing in Glan Conwy 4 years ago no longer exist. What do I do?
Nowadays there are duplicates made of almost everything, and your lawyer will know precisely where to locate all the appropriate paperwork so you can purchase or sell your property without any difficulty. If duplicates can’t be located, your solicitor can arrange cover in the form of insurance or indemnities against possible claims on your property.
I am looking into buying my first house which is in Glan Conwy and I am already nervous. I couldn't find anything specific about Glan Conwy. Conveyancing will be needed in due course but do you know about the Glan Conwy area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Glan Conwy. In the meantime here are some basic statistics that we found
In my capacity as executor for the will of my uncle I am disposing of a property in Monmouth but reside in Glan Conwy. My solicitor (who is 260 miles from meneeds me to sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Glan Conwy to witness this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Glan Conwy based