My husband and I intend to remortgage our maisonette in Winsford with Clydesdale. We have a son 19 who lives with us. Our solicitor has asked us to disclose 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, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
In what way does my ID and proof of funds have anything to do with my conveyancing in Winsford? Is this really warranted?
It is indeed that case that the requirement set out by your lawyer has nothing to do with conveyancing in Winsford. However these days you will not be able to proceed with any conveyancing process without first providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Remember if you are supplying your driving licence as proof of ID it must be both the paper element as well as the photo card part, one is not acceptable in the absence of the other.
Proof of your source of money is necessary in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your conveyancer will need to retain this information on record. Your Winsford conveyancing lawyer will require evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask additional queries concerning the origin of monies.
My wife and I buying a 4 bedroom semi-detached house in Winsford. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to ascertain if these alterations are prohibited?
Your property lawyer will check the registered title as conveyancing in Winsford can occasionally identify restrictions in the title documents which prohibit categories of alterations or necessitated the permission of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Winsford CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved firms?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership 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 solicitor practices wishing to remain on their panels.
My partner and I have arranged a further advance on our mortgage from Kent Reliance as we intend to carry out renovations to our house in Winsford. Do we need to choose a high street Winsford solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Winsford I like with open areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Winsford suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I am using a search engine for the words cheap conveyancing in Winsford it shows results of numerous conveyancersin the area. How do I determine which is the suitable solicitor for me?
The best method of choosing a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have bought a property in Winsford or a local estate agent or mortgage broker. Fees for conveyancing in Winsford vary, so it's sensible to request a minimum of four costs illustrations from varying types of solicitors. Make sure that you know that the fees are fixed.
My mother and father are unable to locate their Winsford land registry title on the website. They have a vague memory back in the 60’s when they bought the property there were complications with Winsford not being recognised in some systems.
Almost all residences in Winsford should appear. Have you endevoured to search with just the postcode. Usually it should mention all the premises within that postcode. Assuming the property is recorded it will be there with a title number. If they bought back in the 60’s it's conceivable it may be not yet registered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which could be with your parent’s lender.