My husband and I are refinancing our flat in Glynneath with Clydesdale. We have a son 18 who lives with us. 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, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Clydesdale 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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 are buying a house and need a conveyancing solicitor in Glynneath who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Glynneath.
We are purchasing a terrace house in Glynneath. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Glynneath will on occasion identify restrictions in the title deeds which restrict certain alterations or need the permission of another owner. Many additions need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am currently in the process of buying my council flat in Glynneath. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
Aldermore have agreed my home loan in principle, my bid on a flat in Glynneath has been accepted, what happens next?
The property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s panel). Contact Aldermore or the broker and finish off any relevant forms. Aldermore will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Aldermore will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Glynneath.
How simple is it to use your search tool to select a conveyancing solicitor in Glynneath on the approved list for my bank?
Step one is to choose a mortgage company such as National Westminster Bank, The Royal Bank of Scotland or TSB then specify your location such as Glynneath. Conveyancing practices in Glynneath and nationally will then be identified.
Should I appoint a Glynneath conveyancing solicitor based in the vicinity that I am hoping to buy? We have a good friend who can handle the legal work however her office is approximately 350kilometers away.
The benefit of a high street Glynneath conveyancing practice is that you can pop in to sign documents, hand in your ID and apply pressure on them where appropriate. Having local Glynneath know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that must trump using an unfamiliar Glynneath conveyancing solicitor solely due to them being Glynneath based.
What is the average conveyancing fee for conveyancing in Glynneath?
The average cost in 2014 for conveyancing in Glynneath was just under one thousand five hundred pounds not including SDLT and HM Land Registry fees.