My fiance and I are refinancing our penthouse in Pontarddulais with TSB. We have a son 19 who lives with us. 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 property is forfeited by the lender. I have two concerns (1) Is this document specific to the TSB conveyancing panel as he did not need to sign this form when we remortgaged 4 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 TSB. This is solely used to protect TSB 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 TSB 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.
The Pontarddulais conveyancing solicitors that I appointed last week on my purchase in Pontarddulais have without warning closed. I only went with them because I needed a firm on the Nationwide conveyancing panel and my previous Pontarddulais lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
What is the difference between a licensed conveyancer and conveyancing solicitor in Pontarddulais
There are two types of lawyers who can conduct conveyancing in Pontarddulais namely licenced conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or purchase of property. They are both duty bound to handle Pontarddulais conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly carried out and that the requisite steps will be appropriately followed.
When it comes to mortgage companies such as Leeds Building Society, do Pontarddulais conveyancing practitioners face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company 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.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Pontarddulais conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Pontarddulais? or I am told that there is historic law that means some homeowners living in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this relevant for conveyancing in Pontarddulais?
Unless a prior acquisition of the premises completed after 12 October 2013 you can assume that lawyers delivering conveyancing in Pontarddulais to remain recommending a chancel search and or chancel repair liability policy.
Me and my brother purchased a terraced Edwardian property in Pontarddulais. Conveyancing lawyer acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pontarddulais and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who conducted the purchase.
My company is looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive fees for non-domestic conveyancing in Pontarddulais for below £2000?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Pontarddulais, including the sale and purchase of businesses as well as simply premises. If you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and nuances of the proposed transaction. Let us have your details or telephone us so that we can provide you with a detailed commercial conveyancing quote.