My husband and I intend to remortgage our apartment in Blaenau Gwent with Barclays. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Barclays conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Barclays 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 Barclays. This is solely used to protect Barclays 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 Barclays 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 law firms on the UBS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Blaenau Gwent?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blaenau Gwent.
After scouring mumsnet.com for a cheap solicitor in Blaenau Gwent, most post that I must instruct a CQS accredited lawyer. Can you explain what CQS is?
Blaenau Gwent Conveyancing Quality Scheme practices have achieved accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the home legal process. CQS helps buyers and sellers to identify solicitor firms who provide a quality residential conveyancing. Blaenau Gwent is one of locations in England and Wales in which accredited firms have offices. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
My partner and I are downsizing from our home in Blaenau Gwent and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Blaenau Gwent. Having lived in Blaenau Gwent for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
3 months have elapsed since my purchase conveyancing in Blaenau Gwent completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey done on a house in Blaenau Gwent ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks may refuse to grant a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Blaenau Gwent. Conveyancing will be smoother if you use a solicitor in Blaenau Gwent especially if they are accustomed to such properties in Blaenau Gwent.