My husband and I intend to remortgage our flat in Swansea with Nottingham. We have a son 19 who lives at home. 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 property is forfeited by the lender. I have two questions (1) Is this form unique to the Nottingham conveyancing panel as he never had to sign this form when we bought 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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 are selling our house in Swansea. Will the lawyer need to be on the Co-operative conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
I am helping my sister sell her flat in Swansea. Does the solicitor arrange an energy performance certificate or do I organise this?
Following the demise of Home Information Packs, EPC’s was retained a required component of selling a property. An energy assessment should be to hand in advance of the property being marketed. This is not a task that lawyers ordinarily arrange. Where you are using a Swansea conveyancing lawyer they may help arrange energy performance certificates due to their relationships with reputable local accredited person
Are all Swansea Conveyancing Quality Solicitors on the Principality conveyancing list of approved practices?
A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We had chosen conveyancing lawyers located in Swansea on the Principality solicitor approved list. They have just billed me a further charge for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not set by Principality but by your Swansea conveyancing practitioner. Some firms on the Principality panel will levy ’dealing with mortgage’ fee and others do not.
About to purchase a new build apartment in Swansea. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Swansea
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Are there any apps to assist me to search for a Swansea law firm on the Alliance & Leicester conveyancing panel? I drive a motor bike and am prepared to travel upto 25kilometers to meet the conveyancer.
You can use the facility on this website. Please choose the bank and your location and you will see a number of Swansea conveyancing lawyers located nearest you. We have detailed some Swansea conveyancing firms towards the end of this page and you can contact them to verify if they are on the Alliance & Leicester member panel
In scouring the internet for the phrase on line conveyancing in Swansea it brings up many property lawyersin the area. How do I determine which is the right conveyancer for purchase transaction?
The ideal method of finding a suitable conveyancer is through a trusted testimonial, so seek the opinion of friends and those you trust who have acquired a property in Swansea or a reputable estate agent or financial adviser. Fees for conveyancing in Swansea vary, so it's sensible to request a minimum of three fee calculations from varying types of conveyancers. Make sure that you know what costs in the quote includes.