We instructed a high street lawyer for my conveyancing in Kempston recently. After carefully reading the Ts and Cs I notewe are liable for fees even if our purchase aborts. Should I ditch them and instruct a web based conveyancing company advertising no move no charge conveyancing in Kempston?
Generally there is a compromise along the lines that if "No Completion No Fee" is available then the conveyancing charges will tend to be be higher to cover those transactions that abort. Also remember that these schemes generally do not protect you from outlay e.g. Kempston conveyancing search fees.
My fiance and I intend to remortgage our apartment in Kempston with Skipton. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 property is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his entitlement 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
It is a dozen years since I acquired my house in Kempston. Conveyancing solicitors have recently been retained on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they could be in the possession of the solicitor who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Kempston relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Kempston 5 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your proprietorship will be recorded by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
Are there any apps to help identify a Kempston law firm on the Bank of Scotland conveyancing panel? I am a keen cyclist and am prepared to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the facility on this website. Please select a mortgage company and your location and you will see a number of Kempston conveyancing lawyers based on proximity. We have listed some Kempston conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Bank of Scotland approved list
Is there a reason that Kempston conveyancing charges are more expensive for leasehold and freehold properties?
When purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control