My husband and I changing mortgage lender for our apartment in Ormskirk with Leeds Building Society. We have a son approaching twenty who lives with us. Our solicitor requested us to identify 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 apartment is repossessed. I have a couple of questions (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Leeds Building Society 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Ormskirk?
Unless a previous purchase of the property took place post 12 October 2013 you could assume that solicitors delivering conveyancing in Ormskirk to continue to advocate a chancel search and or insurance against a claim.
I purchased my flat on 1 August and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Ormskirk advises it should be registered in a couple of weeks. Are transfers in Ormskirk particularly slow to register?
There is nothing unique about conveyancing in Ormskirk registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any interested parties. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place once the new owner is living at the premises so 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
How do I use the search tool to select a conveyancing practitioner in Ormskirk on the approved list for my bank?
First choose a mortgage company such as HSBC Bank, The Mortgage Works or Britannia then type in your preferred area e.g. Ormskirk. Conveyancing organisations in Ormskirk and nationally will then be listed.
My brother has urged me to use his conveyancers in Ormskirk. Do I follow his advice?
No doubt the ideal way to select a conveyancing solicitor is to get referrals from friends or relatives who have previously instructed the conveyancer that you are considering.
What do I do if I am not happy with the solicitor who carried out my conveyancing in Ormskirk?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. Nevertheless there is recourse where you were not happy with your conveyancing in Ormskirk. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.