My husband and I are refinancing our maisonette in Ilford with RBS. We have a son 19 who lives with us. Our solicitor has asked us to disclose 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, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this form unique to the RBS conveyancing panel as he did not need to sign this form when we remortgaged 4 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 RBS 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 RBS. This is solely used to protect RBS 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 RBS 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 property lawyer in Ilford has never been on on the Leeds Building Society Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Leeds Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Ilford lawyers but Leeds Building Society will need to use a lawyer on their panel. This will inevitably rack up the overall conveyancing charges and cause delays.
- Get an alternative practitioner to act in the purchase, not forgetting to check they are Convince your conveyancer to do everything within their powers to join the Leeds Building Society conveyancing panel
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ilford?
Two types of professional can carry out conveyancing in Ilford namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that you need to complete the sale or purchase of property. They are both required to carry out Ilford conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be professionally carried out and that the necessary steps will be appropriately adhered to.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Ilford conveyancing solicitors are selected. How long does it take for Clydesdale to forward the offer to the conveyancer?
Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am currently in the process of buying my council flat in Ilford. I have a mortgage agreed with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
My wife and I own a 4 bedroom Georgian property in Ilford. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Ilford and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I'm buying a new build house in Ilford with a mortgage from The Mortgage Works. The developers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this extras as it could put at risk my mortgage 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.
What does commercial conveyancing in Ilford cover?
Non domestic conveyancing in Ilford incorporates a wide array of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.