My partner and I are refinancing our maisonette in Ammanford with Santander. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 apartment is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Santander 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 Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.
My aunt passed away last year and as sole heir and executor I was left the house in Ammanford. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
If you plan to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Ammanford?
There are two types of lawyers who can carry out conveyancing in Ammanford namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or purchase of property. Both are duty bound to conduct Ammanford conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly carried out and that all requisite steps will be suitably taken.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being a right pain. The Ammanford solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a house in Ammanford. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ammanford property lawyer is on the Clydesdale conveyancing panel.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Ammanford? or I am told that there is an ancient law that means some owners of property residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this suitable for conveyancing in Ammanford?
Unless a prior acquisition of the premises took place post 12 October 2013 you can expect lawyers delivering conveyancing in Ammanford to remain encouraging a chancel search and or chancel repair liability insurance.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who did the conveyancing in Ammanford 4 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title original deeds to prove you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
Do online conveyancing organisations undertake everything a high street Ammanford solicitor does or must I retain a solicitor for the final stages for my conveyancing in Ammanford?
Where you instruct an online conveyancer they will cover all the work your Ammanford conveyancer would cover.