My wife and I intend to remortgage our maisonette in Grimsby with Lloyds. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the Lloyds conveyancing panel as he never had 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?
First, rest assured that your Lloyds 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 had chosen solicitors based in Grimsby on the Coventry BS solicitor panel. They have just billed me a supplemental sum for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your Grimsby conveyancing practitioner. Plenty of firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being pedantic. The Grimsby solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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 have instructed a Grimsby conveyancing practitioner having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Grimsby 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.
What can a local search reveal concerning the property we're purchasing in Grimsby?
Grimsby conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Grimsby conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I have a renovated Victorian house in Grimsby. Conveyancing lawyer represented me and Leeds Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking Leeds Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for 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 Grimsby and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
What does commercial conveyancing in Grimsby cover?
Non domestic conveyancing in Grimsby incorporates a wide array of advice, supplied by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My husband and I are 14 days into a leasehold purchase having been recommend to a firm by the local agent to carry out the conveyancing in Grimsby. I am not happy. Can you you assist me in finding new solicitors?
A conveyancer would need to be really bad to suggest diss instructing them. Has the mortgage offer been sent? If so you must inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders panel to avoid added charges and delays. So that should be your starting point. Our search tool should help you find a lender approved solicitor for your home move in Grimsby