My wife and I intend to remortgage our flat in Rhosneigr with Yorkshire BS. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up 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 Yorkshire BS. This is solely used to protect Yorkshire 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 Yorkshire 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.
Can your site be used to find a Conveyancing solicitor in Rhosneigr even if I’m not buying or selling a house, for example where I want to buy an office in Rhosneigr with a loan from Leeds Building Society?
Our search tool is primarily there to get a quote from domestic conveyancing solicitors in Rhosneigr but we have set out towards the end of this page some Rhosneigr commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for Leeds Building Society
We are getting the release of further monies on our home loan from Bank of Ireland as we intend to conduct a loft conversion to our house in Rhosneigr. Are we obliged to choose a local Rhosneigr solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
My partner and I are in the process of looking at flats in Rhosneigr and I am about to put in an offer. Should I already have a conveyancer in place at this stage? I am planning to take a home loan with HSBC.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Rhosneigr property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
How does conveyancing in Rhosneigr differ for newly converted properties?
Most buyers of new build residence in Rhosneigr contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Rhosneigr usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rhosneigr or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Rhosneigr ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will not issue a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rhosneigr. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rhosneigr to see if the conveyancing will be more expensive.
I need to instruct a conveyancing practitioner in Rhosneigr for my remortgage. Can I check a solicitor's complaints history with the legal regulator?
You can see presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.