My fiance and I changing mortgage lender for our flat in Maltby with Principality. We have a son approaching twenty who lives with us. 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 apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we bought 4 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 Principality. This is solely used to protect Principality 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 Principality 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.
Finally the sale completed on my house in Maltby last December but my buyer keeps telephoning daily complaining that her conveyancer is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also confirm that the mortgage has been paid off to the buyers solicitors. There are no post completion requirements just for conveyancing in Maltby.
Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Coventry BS conveyancing panel for instance in Maltby?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
I am buying a terrace house in Maltby. We would like to convert the garage to a playroom at the property.Will legal due diligence on the property involve investigations to see if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Maltby can on occasion reveal restrictions in the title deeds which prevent certain works or necessitated the permission of a 3rd party. Certain works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
How can we know in advance if a Maltby conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Maltby getting recommendations is a good starting point. 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 advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
The formalities of my purchase has taken place for my property in Maltby. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
We are close to exchanging contracts on the sale of our home in Maltby and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Maltby lawyer would know this is not the case. For the life of me I don't know why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Maltby. We have lived in Maltby for 5 years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must check with 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 life insurance to cover that same ailment)
I have justfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Maltby for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Maltby conveyancing specialists.