My husband and I swapping mortgage lender for our flat in Widnes with Lloyds. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Lloyds conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Lloyds 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 looking to buy a house and need a conveyancing solicitor in Widnes who is on the RBS solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Widnes.
Our mortgage company has suggested a law firm on their panel based in Widnes but I would rather use a conveyancing lawyer in Widnes or nearer to where I live. Can you help?
It is by no means the case that all Widnes conveyancing solicitors are approved and listed on all banks conveyancing panel. Please make use of the above find an approved solicitor tool to identify a Widnes conveyancing firm on the on the bank panel.
Should our solicitor be asking questions concerning flooding as part of the conveyancing in Widnes.
Flooding is a growing risk for solicitors dealing with homes in Widnes. There are those who buy a house in Widnes, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Widnes. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine if the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an incorrect response. The purchaser’s lawyers may also commission an environmental report. This should disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Widnes I like with a park and railway links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Widnes suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My husband and I are new on the property ladder - had an offer accepted, yet the property agent advised that the vendor will only move forward if we appoint their recommended solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Widnes
It is unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to instruct your own,trusted Widnes conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by senior management.