My husband and I changing mortgage lender for our flat in Lampeter with Yorkshire BS. 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we purchased 3 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
Completed the sale of my flat in Lampeter last September but our buyer keeps e-mailing daily complaining that their solicitor needs to hear from myconveyancer. What are the post completion sale legalities following completion?
After completion of your sale your solicitor is committed to forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also confirm that the mortgage has been redeemed to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Lampeter.
My husband and I have arranged a further advance on our home loan from RBS as we wish to conduct improvements to our home in Lampeter. Do we need to select a high street Lampeter solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I was told two weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Lampeter is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have instructed a Lampeter lawyer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lampeter postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Lampeter.
What does commercial conveyancing in Lampeter cover?
Non domestic conveyancing in Lampeter incorporates a wide range of advice, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Should I use a Lampeter conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities however his firm is located a couple of hundredmiles away.
The benefit of a high street Lampeter conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Lampeter know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were happy that should outweigh using an unfamiliar Lampeter conveyancing lawyer just because they are based in the area.
I have been looking for Lampeter conveyancing quotes online. Can I be assured that all the Lampeter law firms that are identified on your website are on the bank conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have advised us that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Lampeter conveyancing solicitor being on the mortgage company conveyancing panel is incorrect.