My partner and I are refinancing our apartment in Stockport with Bank of Ireland. 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the Bank of Ireland conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Bank of Ireland 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
We note that you have a search directory identifying law firms on the Nationwide conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Stockport?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stockport.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Stockport. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Given you intend to refinance then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I am assisting my step-mother sell her property in Stockport. Will the conveyancer commission an EPC or it is for the seller to see to?
Following the demise of HIPs, energy assessments remained a mandatory component of moving property. An EPC must be to hand before the property is placed on the market. This is not a task that conveyancers normally arrange. If you are instructing a Stockport conveyancing practitioner they might help arrange EPC’s given their relationships with long established Stockport energy assessors
When it comes to lenders such as Skipton, do Stockport property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
How can we tell if a Stockport conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Stockport seeking recommendations is a sensible starting point. 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 which is cheap as chips. We would always recommend that you speak with the lawyer conducting your transaction.
We're new to the buying process - agreed a price, but the property agent told us that the seller will only move forward if we appoint the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Stockport
It is unlikely the sellers are behind this. Should the owner require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your preferred Stockport conveyancing solicitors - not the ones that will provide the estate agent a kickback or achieve conveyancing figures demanded by senior management.
If instructed can a conveyancer remove a person from the title of my property in Stockport ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor