My wife and I are refinancing our maisonette in Neath Abbey with Coventry BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the Coventry BS conveyancing panel as he never had to sign this form when we remortgaged 3 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 Coventry BS 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 Coventry BS. This is solely used to protect Coventry BS 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 Coventry BS 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.
My aunt passed away six months ago and as sole heir and executor I was left the property in Neath Abbey. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Coventry BS will require that you use a conveyancer on the Coventry BS 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 Coventry BS 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 Coventry BS mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the house moving as a first time buyer of a garden flat in Neath Abbey. Do I receive the keys to the property on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Neath Abbey?
On the day of completion you do not need to attend the conveyancers office in Neath Abbey. Your solicitors will transfer the completion advance to the seller's solicitors, and once they have received this, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
When it comes to lenders such as Virgin Money, do Neath Abbey conveyancers incur a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
Intending to buy a house in Neath Abbey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Neath Abbey lawyer is on the Nationwide conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Neath Abbey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Neath Abbey
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Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
I am thinking of appointing a conveyancing solicitor in Neath Abbey for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
You may search for presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
I was informed by my lender that their approved conveyancers operate no completion no fee basis for conveyancing in Neath Abbey. I had a purchase fall through and now the lawyers have requested search fees! They are claiming that the fees are independent!
in promising "no move no fee" Neath Abbey conveyancing lawyers are writing off their charges for any work conducted. We should point out that this does not constitute an insurance scheme. you will still required to pay for any charges that your property lawyer has outlayed on your behalf for instance Neath Abbey local authority searches