I selected a Ponthir based lawyer for our conveyancing in Ponthir yesterday. Going through the terms of engagement it is apparent thatI am on the hook for fees even where the conveyance does not complete. Should I ditch them and use an on-line conveyancing company promising no-sale-no-fee conveyancing in Ponthir?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the conveyancing charges will generally be more expensive to offset the transactions that abort. Do bear in mind that such arrangements tend not to cover expenditure e.g. Ponthir conveyancing search costs.
My husband and I changing mortgage lender for our maisonette in Ponthir with Kent Reliance. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have two questions (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Kent Reliance 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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 own a freehold house in Ponthir yet pay rent, why is this and what is this?
It is rare for properties in Ponthir and has limited impact for conveyancing in Ponthir but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
My brother-in-law has suggested I instruct a conveyancing solicitor in Ponthir. I I would like to check if they are on the Skipton Building Society approved list of lawyers. Can you help?
The first thing you should do is contact the solicitor and ask them whether they can act for the bank. Otherwise you should call Skipton Building Society who may be able to help.
Can I be sure that the Ponthir conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Ponthir getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
My husband and I have arranged a further advance on our mortgage from Yorkshire BS as we intend to carry out renovations to our home in Ponthir. Are we obliged to appoint a local Ponthir solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS do not ordinarily instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
The mortgage over my property is with Principality for my property in Ponthir. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
You must advise Principality before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel solicitor.
A conveyancing company dealt with my conveyancing in Ponthir half a dozen years ago and was holding my registration documents but has since been shut down – how do I retreive them?
Deeds, as such, are no longer appropriate for most homes in Ponthir are registered digitally at Land Registry. Where you need to establish evidence of proprietorship or are disposing of or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.