My fiance and I changing mortgage lender for our flat in Ripley with Aldermore. We have a son 19 who lives with us. Our solicitor requested us to identify 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 flat is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Aldermore 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 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.
Can I use your services to locate a Conveyancing solicitor in Ripley even where I’m not buying or selling a house, for instance if I want to acquire an office in Ripley with a loan from Lloyds TSB Bank?
Our comparison service is predominantly used to get a quote from residential conveyancing solicitors in Ripley but we have set out towards the end of this page some Ripley commercial conveyancing firms. You will need to make contact with the firm directly to see if they can also act for Lloyds TSB Bank
A colleague advised me that in purchasing a property in Ripley there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of a number of properties in Ripley which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Ripley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Ripley conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Ripley seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Ripley solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Me and my brother have a semi-detached Edwardian property in Ripley. Conveyancing lawyer represented me and Barnsley Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for 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 Ripley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the conveyancing.
I am buying my first flat in Ripley with a loan from Virgin Money. The developers refused to budge the price so I negotiated 6k of extras instead. The estate agent told me not to tell my lawyer about this extras as it could jeopardize my loan with Virgin Money. Do I keep my lawyer in the dark?.
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.
Is it simple use the search facility to select a conveyancing solicitor in Ripley on the authorised to act for my lender?
1st select a lender such as Lloyds TSB Bank, The Royal Bank of Scotland or Platform Home Loans Ltd then specify your preferred area such as Ripley. Conveyancing practices in Ripley and beyond will then be identified.