My husband and I are refinancing our penthouse in Hambleton with Bank of Ireland. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Bank of Ireland conveyancing panel as he never had to sign this form when we purchased 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 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.
We are buying a house and require a conveyancing solicitor in Hambleton who is on the Co-operative solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Hambleton.
In reading moneysavingexpert.com for a recommended solicitor in Hambleton, most advise that I must instruct a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Hambleton is one of the many areas in England and Wales where there are Accredited solicitors.
Given that I am about to spend over three hundred thousand on a garden flat in Hambleton I wish to talk to a solicitor regarding thehouse move before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Hambleton.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Hambleton should be the amount on the final invoice that you are charged.
My husband and I are a couple of weeks into a residential purchase having been referred to conveyancers by the high street agent to execute conveyancing in Hambleton. We are not happy. Can you you assist me in finding new lawyers?
They would have to be very bad in order to consider replacing them. Has the mortgage offer been sent? In the event that it has you need to advise them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the mortgage company approved list to avoid supplemental expenses and complications. That should be your first question of the new solicitors. The find a solicitor tool can help you find a lender approved lawyer for your home move in Hambleton
What can I do to find out who owns a property in Hambleton?
On the basis that the property is recorded at HMLR, and you have enough details of the location of the premises, you should be able to view results from the the Land Registry of the registered proprietor for a fee.