My husband and I changing mortgage lender for our penthouse in Colwall with RBS. 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 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 property is forfeited by the lender. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your RBS 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 RBS. This is solely used to protect RBS 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 RBS 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.
A relative informed me that in buying a property in Colwall there may be various restrictions prohibiting external alterations to a property. Is this right?
We are aware of a number of properties in Colwall which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Colwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had selected conveyancing lawyers locally in Colwall on the Aldermore solicitor approved list. They have just invoiced me a supplemental charge for handling the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not dictated by Aldermore but by your Colwall property lawyer. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Colwall solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I acquired my flat on 3 February and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Colwall advises it should be formalised in a couple of weeks. Are transfers in Colwall particularly slow to register?
There is nothing unique when it comes to conveyancing in Colwall registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. At present roughly three quarters of submission are fully addressed within 12 days but occasionally there can be extensive delays. Registration takes place once the new owner is living at the premises thus 'speed' is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can contact the land registry and explain the circumstances.
I am looking for a leasehold apartment up to £195,000 and found one round the corner in Colwall I like with amenity areas and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Colwall for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
As co-executor for the will of my uncle I am selling a house in Monmouth but reside in Colwall. My conveyancer (approximately 300 kilometers awayrequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Colwall who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Colwall based
I note that you have a search directory listing solicitors on the mortgage company conveyancing panel. Do Colwall conveyancing companies pay you a commission if I retain them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Colwall.