My partner and I are refinancing our flat in Llanberis with Lloyds. We have a son approaching twenty who lives at home. 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, waiving any legal 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 Lloyds conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Lloyds 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 buying a semi-detached house in Llanberis. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Llanberis you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Llanberis.
My relative suggested that where I am purchasing in Llanberis I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Llanberis conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Llanberis around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Llanberis.
What makes your site different to other online quote calculators for conveyancing in Llanberis?
At this site obtain a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Llanberis. Unlike many estate agents and many comparison sites we are not in the business of charging firms a commission if you select them for your property ownership legalities in Llanberis
In my capacity as executor for the will of my uncle I am selling a residence in Cardiff but reside in Llanberis. My solicitor (who is 300 kilometers from meneeds me to sign a stat dec prior to completion. Could you suggest a conveyancing lawyer in Llanberis who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Llanberis
We are considering instructing an online lawyer as opposed to a Llanberis conveyancing firm. Any advice?
Numerous benefits exist in having the option visit a local Llanberis conveyancing solicitor such as
- signing papers same day
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to raise concerns if matters need to addressed
When checking estimates, look out for hidden extras. Most decent Llanberis high street solicitors give an all-inclusive price. Often online agents appear to offer cheap fees, but have hidden 'extras' in the in the terms and conditions.