My wife and I changing mortgage lender for our maisonette in Neath with Leeds Building Society. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this document specific to the Leeds Building Society conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this giving up his entitlement 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.
Should conveyancers ask for money on account for conveyancing in Neath?
Where you are retaining lawyers for conveyancing in Neath your solicitor will ask you place them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the total price then this will be required shortly ahead of contracts are exchanged. The closing balance that is due should be transferred a few days ahead of the day of completion.
We are purchasing a apartment in Neath. I might seem paranoid but how we can trust a solicitor? At some point we will need to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a property in Neath. An unusual aspect is that the roof has a solar panel. Aldermore 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 Aldermore your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Neath.
The formalities of my remortgage has taken place for my property in Neath. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am buying a new build flat in Neath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Neath
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There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.
What does commercial conveyancing in Neath cover?
Non domestic conveyancing in Neath incorporates a broad range of guidance, given by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I have just had an offer accepted on a leasehold flat in Neath and the broker that we are dealing with recommended his lawyer. He quoted £800 including VAT and disbursements. Does this sound like a good deal?
Don't just go on one quote. One should seek like-for-like quotes for your conveyancing in Neath. Then choose one that you are comfortable with and crucially, is on the approved panel of the bank that you are sourcing your mortgage from.