My fiance and I intend to remortgage our penthouse in Barnard Castle with Coventry BS. We have a son 18 who lives at home. Our solicitor requested us to identify 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, giving up any rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Coventry BS conveyancing panel as he did not need to sign this form when we purchased 5 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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 note that you have a search directory identifying solicitors on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Barnard Castle?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barnard Castle.
I am considering applying for a Aldermore mortgage for purchase of a newly converted (under development) in Barnard Castle with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Aldermore ?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am purchasing a house and the solicitor has mentioned Chancel Repair to which the property may be liable as it falls into the area of such a church. He has suggested insurance. Is this really required for conveyancing in Barnard Castle
Unless a previous acquisition of the premises completed after 12 October 2013 you could expect solicitors delivering conveyancing in Barnard Castle to continue to suggest a chancel search and or chancel repair liability insurance.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Barnard Castle 10 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the appropriate paperwork so you can buy or dispose of your house without a hitch. If duplicates are not available, your solicitor may be able to put in place insurance or indemnities against future claims on your premises.
At what stage do I incur the Stamp Duty Land Tax payable for my conveyancing in Barnard Castle?
Most solicitors tend to fill out a Land Transaction Return Form for you during your Barnard Castle purchase transaction for you to sign. After completion your lawyer will submit the Land Transaction application to the Inland Revenue and - assuming they have the funds - pay any land tax payable on your behalf.