My wife and I intend to remortgage our maisonette in Syston with Nationwide. We have a son 19 who lives with us. Our solicitor requested us to identify any adults 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 flat is repossessed. I have a couple of questions (1) Is this document specific to the Nationwide conveyancing panel as he never had to sign this form when we bought 4 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
It is is a decade since I acquired my property in Syston. Conveyancing solicitors have just been retained on the sale but I can't track down my title documents. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Syston relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
My aunt pointed out to me me that in buying a property in Syston there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Syston which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Syston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Syston solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Barclays have agreed my home loan in principle, my offer on a house in Syston has been accepted, what are the next steps?
Your estate agent will wish to be advised as to your property lawyer's details (make sure the property lawyers are on the bank’s panel). Call up Barclays or the broker and finish off any appropriate documentation. Barclays will appoint a valuer who will get in contact with the estate agent or owners to book a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Barclays will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Syston.
It has been four months following my purchase conveyancing in Syston concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 property 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.
As co-executor for the estate of my father I am selling a house in Neath but I am based in Syston. My conveyancer (approximately 300 kilometers from mehas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Syston who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Syston
To what extent are Syston conveyancing solicitors duty bound by the Law Society to publish clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Syston or or elsewhere in the country.