My wife and I swapping mortgage lender for our flat in Melton Mowbray with UBS. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. 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 concerns (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your UBS 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 UBS. This is solely used to protect UBS 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 UBS 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 looking to buy a flat and require a conveyancing solicitor in Melton Mowbray who is on the Clydesdale approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Melton Mowbray.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Melton Mowbray. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
My solicitor has informed me that breach of easement insurance is needed on my purchase. What is the level of cover for Melton Mowbray conveyancing?
The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I have decided to exercise my right to buy my property in Melton Mowbray off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Our offer on a semi in Melton Mowbray has been agreed to, the sellers do nevertheless have a dependent purchase. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Melton Mowbray. What should be my next step? When do I get the mortgage application with UBS going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then survey, Melton Mowbray conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the UBS conveyancing panel. Concerning the subsequent steps this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a rising market many purchasers would apply for a home loan with UBS and arrange for the valuation and only if it comes back ok would they pay their property lawyer to proceed with searches.
I have todayfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Melton Mowbray for a purchase of a leasehold flat 10 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest method to check if the property is in your name, 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 Melton Mowbray conveyancing specialists.
My father-in-law mentioned that before choosing a conveyancing lawyer they must be approved by your bank. It happens to be my first house move but I have an offer in principle with Santander and I already have a high street conveyancing lawyer in Melton Mowbray on standby. Does Santander insist on an approved conveyancer to be instructed? Does a directory of approved firms even exist so I can choose a conveyancing lawyer in Melton Mowbray?
You need to use a solicitor that is on the Santander panel. The simplest thing to do is telephone your chosen Melton Mowbray conveyancing lawyer to check if they are on the Santander panel. If they are not approved you have a number of alternatives available to you here:
- Carry on with your existing Melton Mowbray lawyer but Santander will undoubtedly retain a conveyancer on their approved panel. This will result in additional cost and potential frustration.
- Get a new property lawyer to conduct the conveyancing, obviously checking they are on the Santander conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to join the Santander panel of solicitors.