My wife and I changing mortgage lender for our flat in Resolven with Virgin Money. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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 thinking of remortgaging my flat in Resolven, does my lawyer need to be on the RBS Conveyancing panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My wife and I are buying a house in Resolven. It might be a silly question but how we can trust a lawyer? At some point we have 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 due to exchange contracts on my house. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Resolven solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
At last I have had an offer on a maisonette in Resolven agreed to, the sellers do nevertheless have a connected purchase. The vendors have put an offer on a property, but it’s not been accepted yet, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Resolven. What do I do now? When do I get the mortgage application with Bank of Ireland going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Resolven conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Bank of Ireland conveyancing panel. As to the subsequent phase this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a hot market some home buyers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with the conveyancing in Resolven.
I used Wolstenholmes several years ago for my conveyancing in Resolven. I now require my papers however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Resolven of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Resolven is where the house is located. Is there any advice you can give?
Flying freeholds in Resolven are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Resolven you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Resolven may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We are about to purchasing a apartment in Resolven. Conveyancing is not over but we would like keep the amount we are are buying for private from sites such as Zoopla. Is this achievable and how?
HM Land Registry are legally required to note price sold information on the official title for domestic properties nationwide including premises in Resolven. The Title Register is an open document, so the Land Registry would be breaching their statutory duty excluded specific properties such as the property in Resolven.
In essence you can ask HMLR to withhold the amount paid data but the response will be a No.