My wife and I changing mortgage lender for our penthouse in Great Linford with UBS. 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his entitlement 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 UBS. This is solely used to protect UBS 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 UBS 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 looking to buy a property and require a conveyancing solicitor in Great Linford who is on the Godiva Mortgages Ltd conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Great Linford. We dont recommend any particular firm.
Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Great Linford.
Flooding is a growing risk for conveyancers dealing with homes in Great Linford. There are those who purchase a house in Great Linford, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Great Linford. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an inaccurate response. The purchaser’s solicitors should also conduct an environmental report. This should disclose if there is a recorded flood risk. If so, more detailed investigations should be made.
I'm buying a new build house in Great Linford with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my solicitor about the side-deal as it could affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How do I use the search tool to select a conveyancing lawyer in Great Linford on the approved list for my mortgage?
First choose a lender such as Nationwide Building Society, Barnsley Building Society or Aldermore then type in your location e.g. Great Linford. Conveyancing practices in Great Linford and nationally will then be listed.
A conveyancing firm handled my conveyancing in Great Linford seven years past having retained my deeds but has now closed – What can I do to get hold of them?
Title deeds, as such, are no longer appropriate for the majority of homes in Great Linford are archived digitally at Land Registry. If you need to prove evidence of proprietorship or are selling or re-mortgaging your lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.