My husband and I are refinancing our apartment in Llanfairpwllgwyngyll with Leeds Building Society. 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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.
Can I be sure that the Llanfairpwllgwyngyll conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Llanfairpwllgwyngyll obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.
I am buying a property in Llanfairpwllgwyngyll. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to RBS where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Llanfairpwllgwyngyll.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Llanfairpwllgwyngyll lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
My friend suggested that where I am purchasing in Llanfairpwllgwyngyll I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Llanfairpwllgwyngyll conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Llanfairpwllgwyngyll around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Llanfairpwllgwyngyll Education with maps and statistics, Local Amenities and other useful information concerning Llanfairpwllgwyngyll.
It has been 2 months since my purchase conveyancing in Llanfairpwllgwyngyll completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey carried out on a house in Llanfairpwllgwyngyll prior to instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks tend refuse to give a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check 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 Llanfairpwllgwyngyll. Conveyancing will be smoother if you use a solicitor in Llanfairpwllgwyngyll especially if they are familiar with such properties in Llanfairpwllgwyngyll.
I am looking for Llanfairpwllgwyngyll competitive conveyancing fees. Can I be sure that all the Llanfairpwllgwyngyll firms that are listed on your website are on the lender conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Llanfairpwllgwyngyll conveyancing solicitor being on the bank conveyancing panel is incorrect.