My partner and I intend to remortgage our flat in East Hunsbury with TSB. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. 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 questions (1) Is this document specific to the TSB conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your TSB 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 TSB. This is solely used to protect TSB 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 TSB 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.
I am selling my flat in East Hunsbury. Will my conveyancer need to be on the Principality conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
We are planning on selling our house in East Hunsbury and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street East Hunsbury conveyancer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in East Hunsbury. Having lived in East Hunsbury for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with 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 health insurance to cover that same sickness)
Me and my brother have a terraced Edwardian property in East Hunsbury. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Hunsbury and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the purchase.
My business partner and I are planning to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in East Hunsbury for under £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in East Hunsbury, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right solicitor. As for the costs these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or phone us so that we can supply you with a detailed commercial conveyancing quote.
My work colleague mentioned that before choosing a conveyancing lawyer they must be approved by your mortgage company. I am new to the process but I have an AIP from Halifax and I already have a local conveyancing solicitor in East Hunsbury at the ready. Will Birmingham Midhshires require an approved conveyancer to be used? If so, where do I find that list so I can choose a conveyancing lawyer in East Hunsbury?
You need to use a solicitor that is on the Birmingham Midhshires panel. Simply ring your chosen East Hunsbury conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous options available to you here:
- Proceed with your existing East Hunsbury conveyancer but Birmingham Midhshires will undoubtedly use a conveyancing practitioner on their approved panel. The net result is additional cost together with probable interruption.
- Get a fresh property lawyer to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the Birmingham Midhshires conveyancing panel.