My partner and I are refinancing our apartment in Lancaster with Nottingham. We have a son 18 who lives at home. Our solicitor requested us to identify any adults 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 apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we bought 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 Nottingham 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Lancaster?
There are many registered licenced Conveyancers in Lancaster and Solicitor partnerships in Lancaster offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Can you point me to a directory of Nottingham panel solicitors in Lancaster on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings available over the internet. Where you are looking for a Lancaster conveyancer on the Nottingham please use our facility.
Is it the case that all Lancaster conveyancing solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I am intent on selling our property in Lancaster and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Lancaster. Having lived in Lancaster for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who conducted the conveyancing in Lancaster 10 years ago have long since closed. What are my next steps?
Nowadays there are duplicates made of almost everything, and your solicitor will know precisely where to locate all the suitable paperwork so you can purchase or dispose of your house without any difficulty. If duplicates can’t be found, your solicitor may be able to put in place insurance or indemnities against possible claims on the premises.
I opted to have a survey carried out on a property in Lancaster ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some lenders may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lancaster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lancaster to see if the conveyancing costs will increase in light of this.
Given that I will soon spend £400,000 on a two bedroom apartment in Lancaster I wish to talk to a solicitor concerning theconveyancing prior to appointing the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Lancaster.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Lancaster should be the amount on the final invoice that you end up paying.