The loan agreement from HSBC for the remortgage of my 4 bedroom flat is to be issued any day now. Could you put forward a low cost conveyancing law firm in Reynoldston?
You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in Reynoldston. We can offer you affordable conveyancing but we do not work with the cheapest lawyers. Do not be swayed by brokers offering the bait of ninety nine pound conveyancing in Reynoldston. In your best case scenario, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not end up with the service required.
My fiance and I are refinancing our flat in Reynoldston with Leeds Building Society. 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. 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 a couple of concerns (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we remortgaged 5 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 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.
In what way does my ID and proof of funds have anything to do with my conveyancing in Reynoldston? Is this really warranted?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Reynoldston. Nowadays you can not proceed with any conveyancing process if you have not submitting proof of your identity. This usually takes the form of a either your passport or driving licence plus a bank statement. Remember if you are supplying your driving licence as evidence of ID it needs to be both the paper section and photo card part, one is not satisfactory without the other.
Evidence of the source of funds is mandated under Money Laundering Regulations. You should not be offended when when this is requested of you as your lawyer must retain this information on file. Your Reynoldston conveyancing practitioner will require evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional questions regarding the source of funds.
I am purchasing a terraced house in Reynoldston. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Reynoldston you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Reynoldston.
I am helping my step-mother sell her flat in Reynoldston. Will the conveyancing solicitor arrange the energy assessment or it is for the owner to coordinate?
After the abolition of Home Packs, energy assessments remained a mandatory part of selling a property. An EPC must be commissioned before the property is advertised. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Reynoldston conveyancing lawyer they may be able to arrange energy performance certificates due to their relationships with long established Reynoldston energy assessors
Are all Reynoldston Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved solicitors?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Reynoldston solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Reynoldston postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Reynoldston.
As co-executor for the estate of my grandmother I am selling a residence in Cardiff but live in Reynoldston. My lawyer (based 250 kilometers awayhas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Reynoldston who can witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Reynoldston