My partner and I intend to remortgage our apartment in Risca with Skipton. We have a son 19 who lives at home. Our solicitor has asked us to disclose 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, giving up any rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the Skipton conveyancing panel as he never had 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
My wife and I are planning on selling our home in Risca and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Risca lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Risca. Having lived in Risca for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been five months following my purchase conveyancing in Risca took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Risca and how can your lawyers assist?
The 1954 Act provides security of tenure to business lessees, giving them the right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Risca is one of our hundreds of locations in which the firms we work with are based
My partner has urged me to use his conveyancing solicitors in Risca. Should I choose my own conveyancer?
No doubt it’s preferable to choose a conveyancing solicitor is to get referrals from friends or relatives who have actually experience in using the solicitor that you are considering.
Do online conveyancing companies cover everything a high street Risca solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Risca?
If you instruct an online conveyancer they will cover all the tasks your Risca solicitor would cover.