My fiance and I intend to remortgage our penthouse in Llanberis with Clydesdale. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Clydesdale 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
We are purchasing a flat in Llanberis. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Llanberis. The Llanberis property was put into my name in September. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in September. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some lenders would take a practical view as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
I have paid off my mortgage with Skipton. I assume I don't need a Llanberis conveyancer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I own a 4 bedroom Victorian house in Llanberis. Conveyancing solicitor acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanberis and other locations in 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 buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I'm purchasing a new build house in Llanberis with a mortgage from Leeds Building Society. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my solicitor about this extras as it would adversely affect 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.
My brother has recommend that I appoint his lawyers for conveyancing in Llanberis. Should I choose my own conveyancer?
Much as we are happy to recommend a Llanberis conveyancing lawyer the ideal way to select a conveyancing practitioner is to have guidance from friends or relatives who have actually experience in using the conveyancer that you are contemplating using.
I am purchasing a maisonette with all finances in place. My solicitor has been given with two distinct proof of photo ID, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer stating that the money is in place and that it has come from inheritance and not via illegitimate means.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Llanberis conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.