My husband and I intend to remortgage our flat in Bangor with Clydesdale. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this compromise his entitlement 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.
What happens if my lawyer’s firm is suspended from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Bangor?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I used Action Conveyancing several years ago for my conveyancing in Bangor. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bangor of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Are there any apps to assist me to search for a Bangor solicitor on the Bank of Ireland conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the solicitor.
You can use the search on this page. Please select a bank and your location and you will see a number of Bangor conveyancing lawyers located nearest you. We have detailed some Bangor conveyancing firms at the bottom of this page and you can call them to see if they are on the Bank of Ireland panel
In my capacity as executor for the estate of my father I am disposing of a property in Swansea but reside in Bangor. My lawyer (based 250 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Bangor to attest this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Bangor
If all goes to plan we aim to complete the disposal of our £450,000 apartment in Bangor next week. The landlords agents has quoted £312 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Bangor?
Bangor conveyancing on leasehold apartments usually requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to address such questions the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, without which the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is demanded if you want to complete the sale of your home.
Bangor Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
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The answer will be helpful as a) areas could cause problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have all the details You should want to find out as much as possible about the managing agents as they will either make your life much easier or a lot more difficult. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the common parts. Don't be shy to ask prospective neighbours what they think of them. On a final note, be sure you discover the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money.