My partner and I intend to remortgage our flat in Melling with Barclays. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults 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 questions (1) Is this document specific to the Barclays conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Barclays 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 Barclays. This is solely used to protect Barclays 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 Barclays 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.
Do banks and building societies provide you with an approved list of Melling conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Melling conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I am due to move home in March. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Melling. Conveyancing lawyer was organised before I stumbled across your site.
On the day of completion you can pick up the house keys from your selling agent but this can only take place once the sellers lawyers advise the agent that the monies to complete are in and the keys can be handed over. Subsequently you can advise the removal men that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a residential property solicitor in Melling or a lawyer with expertise in conveyancing in Melling.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Melling solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Melling is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
A relative suggested that if I am purchasing in Melling I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Melling conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Melling 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 demographics 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 information about Melling.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Newport but reside in Melling. My conveyancer (approximately 260 miles awayhas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Melling who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Melling
I have finally had an offer on an apartment in Melling accepted, but there is a chain. The owners have put an offer on a property, although it’s not yet tied up, and has viewings of other apartments in the pipeline. I have chosen a local conveyancing lawyer in Melling. What do I do now? At what stage do I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is an associated chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Melling conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Principality approved list. Regarding the next stages this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a buoyant market many buyers would apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.