My partner and I intend to remortgage our penthouse in Newton Aycliffe with Aldermore. We have a son 19 who lives with us. Our solicitor has asked us to disclose 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, giving up any rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Aldermore conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this giving up his rights 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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.
I am selling our property in Newton Aycliffe and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Newton Aycliffe lawyer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Newton Aycliffe. Having lived in Newton Aycliffe for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have justdiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Newton Aycliffe for a purchase of a freehold house 9 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is registered to you, 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 Newton Aycliffe conveyancing specialists.
I am purchasing my first flat in Newton Aycliffe with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not to tell my solicitor about this extras as it will affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Newton Aycliffe in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend refuse to issue a mortgage on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Newton Aycliffe. Conveyancing will be smoother if you use a solicitor in Newton Aycliffe especially if they are accustomed to such properties in Newton Aycliffe.
What are my options where I am dissatisfied with the solicitor who conducted our conveyancing in Newton Aycliffe?
We live in an imperfect world, and is is a fact of life that every so often things do go wrong. That being said there is recourse if you were unhappy with your conveyancing in Newton Aycliffe. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.