My partner and I are refinancing our apartment in Hurst Green with Coventry BS. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Coventry BS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.
My aunt passed away six months ago and as sole heir and executor I was left the house in Hurst Green. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
It has been three months following my purchase conveyancing in Hurst Green completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in Hurst Green with a mortgage from Godiva Mortgages Ltd. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it would put at risk my mortgage with Godiva Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
We are a couple of weeks into a freehold purchase having been directed to a firm by the estate agent to carry out the conveyancing in Hurst Green. We are not happy. Could you help me find new lawyers?
A conveyancer would have to be really bad to suggest replacing them. Has your mortgage offer been issued? If so you must inform them of the new contact details and have the mortgage documents are re-sent. Your solicitor ideally should be on the lenders approved list to avoid escalating expenses and frustration. That should be your starting point. Our search tool should assist you in finding a lender approved conveyancer for your conveyancing in Hurst Green
What advice do you have for searching for commercial conveyancing in Hurst Green?
First ask the people you trust who they would recommend. Second, look on the internet for conveyancing in Hurst Green. Telephone two or three from the list and ask them to send you their conveyancing quote and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to make use of our search tool to help you find the right lawyers taking into account your unique requirements including location,speed, complexity and who your intended lender is.Resist the temptation to appoint lowest cost conveyancing solicitors in Hurst Green