I selected a Southall based firm for my conveyancing in Southall recently. Reviewing the official terms of business I notewe are liable for fees even where the transaction does not complete. Should I ditch them and appoint an on-line firm promoting no-sale-no-fee conveyancing in Southall?
It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will generally be more expensive to offset the conveyances that fail to complete. Also remember that these offerings rarely protect you from expenditure e.g. Southall conveyancing search fees.
My wife and I changing mortgage lender for our penthouse in Southall with Principality. 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. 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 form unique to the Principality 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 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 Principality. This is solely used to protect Principality 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 Principality 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.
We are looking to buy a property and need a conveyancing solicitor in Southall who is on the Yorkshire BS conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Southall.
Various internet forums that I have frequented warn that are the primary reason for obstruction in Southall conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Southall.
I have been on the look out for a flat up to £195,000 and found one round the corner in Southall I like with open areas and station in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Southall in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will likely be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
We are 17 days into a residential purchase having been recommend to solicitors by the high street agent to do our conveyancing in Southall. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
They would need to be really bad in order to consider replacing them. Has your mortgage offer been generated? If so you need to make them aware of the new contact details and ensure the loan are re-sent. Your conveyancer needs to be on the mortgage company panel to avoid added expenses and frustration. That should be your starting point. The search tool will assist you in finding a bank approved conveyancer for your home move in Southall