My fiance and I swapping mortgage lender for our apartment in Risca with Clydesdale. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults 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 concerns (1) Is this form unique to the Clydesdale conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his rights 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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 lender has recommended a law firm on their panel based in Risca but I would rather instruct a conveyancing lawyer in Risca round the corner to me. Are you able to assist?
It is by no means the case that all Risca conveyancing practices are on all banks conveyancing panel. Use the above search tool to find a Risca conveyancing solicitor on the on the mortgage company panel.
Will my lawyer be asking questions regarding flooding during the conveyancing in Risca.
Flooding is a growing risk for solicitors dealing with homes in Risca. There are those who acquire a house in Risca, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Risca. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the property has ever been flooded. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could commence a legal claim for losses resulting from an inaccurate answer. A purchaser’s solicitors will also carry out an enviro report. This will reveal whether there is any known flood risk. If so, additional investigations should be initiated.
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Risca for a purchase of a freehold house 9 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Risca conveyancing specialists.
Taking into account that I am about to part with 450k on a property in Risca I wish to talk to a lawyer about myconveyancing before giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your property ownership legalities in Risca.There is no ‘factory style conveyancing’ - each client is an important person, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Risca should be the amount on the final invoice that you are charged.
I am looking for a conveyancing solicitor in Risca for my house move. Is it possible to review a firm’s complaints history with the legal regulator?
One can review presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.