My fiance and I intend to remortgage our penthouse in Nantyglo with Clydesdale. We have a son 19 who lives at home. 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 repossessed. I have a couple of questions (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Clydesdale conveyancing panel solicitor is doing the right thing 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
Please explain the implications if my lawyer’s firm is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Nantyglo?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Will my solicitor be raising enquiries concerning flooding as part of the conveyancing in Nantyglo.
Flooding is a growing risk for solicitors carrying out conveyancing in Nantyglo. There are those who buy a property in Nantyglo, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Nantyglo. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer may issue a claim for damages stemming from an misleading response. A purchaser’s solicitors may also commission an environmental search. This should disclose if there is any known flood risk. If so, further investigations will need to be initiated.
My husband and I are 18 days into a freehold purchase having been directed to conveyancers by the estate agent to carry out the conveyancing in Nantyglo. We are not happy. Could you help me find new lawyers?
A conveyancer would have to be very poor to suggest replacing them. Has your loan offer been sent? In the event that it has you will need to inform them of the new solicitor and ensure the offer are issued to the new lawyers. Your conveyancer needs to be on the mortgage company panel to avoid escalating charges and complications. That should be your first question of the new conveyancers. Our search tool will assist you in finding a bank approved conveyancer for your conveyancing in Nantyglo
What advice can you give us when it comes to finding a Nantyglo conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Nantyglo conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Nantyglo conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
If they are not ALEP accredited then what is the reason? How familiar is the practice with lease extension legislation?
Nantyglo Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
For most Nantyglo leaseholds the outlay for major works tend not to be included within maintenance charges, albeit that a few managing agents in Nantyglo ask tenants to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Make sure you investigate if there are any onerous prohibitions in the lease. For example it is fairly common in Nantyglo leases that pets are not permitted in certain buildings in Nantyglo. If you love the propertyin Nantyglo yet your cat is not allowed to make the move with you then you have a very difficult decision. Its a good idea to discover as much as possible regarding the company managing the block as they will either make your life much simpler or a lot more difficult. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to every day matters like the cleanliness of the common parts. Ask other people whether they are happy with their service. In conclusion, be sure you know the dates that the service fees are due to the appropriate party and specifically what it includes.
How do I search for a Nantyglo conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the conveyancer.
Feel free to make use of the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Nantyglo and you will see a number of lawyer located nearest Nantyglo. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.