My husband and I intend to remortgage our apartment in Leicestershire with Yorkshire BS. 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, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire 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 Yorkshire 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.
I am purchasing a terrace house in Leicestershire. Our aim is to convert the garage to an office at the house.Will legal work on the property involve investigations to see if these alterations are permitted?
Your solicitor will check the deeds as conveyancing in Leicestershire will sometimes identify restrictions in the title deeds which restrict certain alterations or necessitated the permission of a 3rd party. Certain works call for local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Are all Leicestershire Conveyancing Quality Solicitors on the Leeds Building Society conveyancing panel?
A selection of lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Leicestershire. I have a mortgage offer with Coventry 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Leicestershire.
Flooding is a growing risk for lawyers specialising in conveyancing in Leicestershire. There are those who acquire a house in Leicestershire, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or by their solicitors which should figure out the risks in Leicestershire. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover if the property has historically flooded. In the event that the residence has been flooded in past which is not revealed by the seller, then a buyer may issue a compensation claim as a result of such an incorrect reply. The buyer’s solicitors should also conduct an environmental search. This will higlight whether there is a recorded flood risk. If so, further inquiries should be made.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Leicestershire 10 years ago no longer exist. What do I do?
In today’s world there are duplicates made of almost everything, and your solicitor should know exactly where to locate all the appropriate paperwork so you can purchase or sell your house without any difficulty. If duplicates are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on the premises.
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I am 3 weeks into a freehold purchase having been recommend to conveyancers by the local agent to execute conveyancing in Leicestershire. I am not happy. Could you you assist me in finding new lawyers?
A conveyancer would need to be very bad in order to consider replacing them. Has the mortgage offer been issued? In the event that it has you must make them aware of the new contact details and have the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the lenders panel to avoid supplemental fees and complications. So that should be your starting point. The search tool will assist you in finding a bank approved lawyer for your conveyancing in Leicestershire