My husband and I are refinancing our flat in Morganstown with Santander. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 flat is repossessed. I have two concerns (1) Is this form unique to the Santander conveyancing panel as he never had to sign this form when we bought 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 Santander. This is solely used to protect Santander 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 Santander 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 your site be used to recommend a Conveyancing solicitor in Morganstown even where I’m not purchasing or selling a house, for example where I intend to acquire an office in Morganstown with a mortgage from The Mortgage Works?
Our search tool is predominantly there to help choose domestic conveyancing solicitors in Morganstown but we have recorded at the bottom of this page a selection of Morganstown commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent The Mortgage Works
After weeks of negotiation I have agreed a price on an apartment in Morganstown. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. Soon after, the solicitor contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Morganstown solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
HSBC have agreed my mortgage in principle, my offer on a property in Morganstown has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Contact HSBC or the financial adviser and finish off any outstanding documentation. HSBC will appoint a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. HSBC will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Morganstown.
Are there restrictive covenants that are commonly identified as part of conveyancing in Morganstown?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Morganstown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My cousin has recommend that I appoint his conveyancing solicitors in Morganstown. Should I use them?
Much as we are happy to recommend a Morganstown conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have recommendations from friends or family who have actually experience in using the conveyancer you're considering.
We are expecting to exchange on the purchase a property in Morganstown but as a consequence of damage from the recent storms I have agreed reparation from the vendor of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but the lender will not permit this. Should they have been notified?
Your conveyancer being on the bank conveyancing panel is duty bound to inform the mortgage company of any amendments to the sale figure. If you were to refuse your lawyer to disclose the reduction to your bank then they would need to discontinue representing you and the mortgage company.