My wife and I intend to remortgage our penthouse in Gwaelod Y Garth with Aldermore. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 a couple of questions (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we remortgaged 3 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 Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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 considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Gwaelod Y Garth with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I have recentlyfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Gwaelod Y Garth for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest method to see if the premises is registered to you, 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 Gwaelod Y Garth conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Gwaelod Y Garth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gwaelod Y Garth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gwaelod Y Garth you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gwaelod Y Garth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What does commercial conveyancing in Gwaelod Y Garth cover?
Commercial conveyancing in Gwaelod Y Garth incorporates a broad range of guidance, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies 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 tenancies.
We are 17 days into a leasehold purchase having been recommend to solicitors by the local agent to do our conveyancing in Gwaelod Y Garth. I am am starting to be dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?
A lawyer would need to be really poor to suggest diss instructing them. Has the mortgage been sent? If so you need to make them aware of the new solicitor and get the mortgage documents are re-sent. The conveyancer should be on the lenders approved list to avoid added expenses and delays. That should be your first question of the new solicitors. Our find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in Gwaelod Y Garth