My fiance and I intend to remortgage our apartment in Milford Haven with RBS. We have a son 18 who lives with us. Our solicitor has asked us to disclose 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 property is forfeited by the lender. I have two concerns (1) Is this form unique to the RBS conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise 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 RBS. This is solely used to protect RBS 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 RBS 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 have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to instruct a local conveyancing solicitor in Milford Haven?
Do check but the chances are that give you one of their panel solicitors where you take up the "fee-free" deal. Contact the mortgage company to explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Milford Haven.
My wife and I are buying a house in Milford Haven. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I recently had an offer agreed on a house in Milford Haven. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. Not long after, the lawyer contacted me sheepishly admitting that they were not on the Barclays 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 Barclays 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.
At last I have had an offer on an apartment in Milford Haven accepted, the vendors do however have a tied purchase. The sellers have put an offer on somewhere, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a high street conveyancing solicitor in Milford Haven. What should be my next step? At what point should I apply for the mortgage with Leeds Building Society?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Milford Haven conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Leeds Building Society approved list. Regarding the subsequent steps this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market some home buyers would apply for a home loan with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Milford Haven?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Milford Haven. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm remortgaging my existing house to a BTL loan with Accord Mortgages Ltd and intend to use the remaining equity as a down payment on another house. The location we are looking at is Milford Haven. Will your lawyers be able to act for the two banks and link together the conveyances?
Make use of our search tool on this page to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the conveyancer should be able to simultaneously deal with the two deals but you should have a chat with you lawyer and specify your desired outcome and requirements.
The solicitors carrying out our conveyancing in Milford Haven has sent documents to review that show the property is unregistered with epitome documents. Is it not the case that all houses in Milford Haven should be registered?
Although the vast majorities of properties in Milford Haven are now registered with HMLR there are still some that remain unregistered. Any property in Milford Haven that has been transferred since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Milford Haven property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Milford Haven conveyancing solicitors will be able to handle such matters but in the event that uncertainty prevails the conventional guidance presently appears to be for the vendor’s solicitor to undertake the registration formalities first and subsequently deal with the disposal - this will predictably cause a significant delay.