My husband and I are refinancing our maisonette in East Leake with Principality. 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. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the Principality 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 Principality. This is solely used to protect Principality 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 Principality 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.
It is is a decade since I acquired my home in East Leake. Conveyancing lawyers have now been instructed on the sale but I can't locate my deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in East Leake relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
Me and my partner are buying a property in East Leake. I might seem paranoid but how we can trust a lawyer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
After weeks of negotiation I have agreed a price on an apartment in East Leake. My financial adviser suggested a lawyer. I paid an upfront payment of £225. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local East Leake solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own East Leake surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in East Leake for a purchase of a leasehold apartment 12 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Leake conveyancing specialists.
Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in East Leake?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in East Leake. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most per referral, not the best value conveyancing in East Leake
Is it best to use a East Leake conveyancing practitioner who is local to the property I am buying? I have an old university friend who can execute the conveyancing but his firm is located 200kilometers away.
The benefit of a high street East Leake conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and pester them where appropriate. Having local East Leake know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that must outweigh using an unknown East Leake conveyancing lawyer just because they are based in the area.