My partner and I changing mortgage lender for our penthouse in Temple Fortune with RBS. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form 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 RBS conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your RBS conveyancing panel solicitor is doing the right thing 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 RBS. This is solely used to protect RBS 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 RBS 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 planning to acquire a flat and need a conveyancing solicitor in Temple Fortune who is on the Barclays approved panel. Can you recommend a local conveyancing 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 Barclays . We don't recommend any particular firms conducting conveyancing in Temple Fortune.
I have been advised by my lawyer that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Temple Fortune?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
I have decided to exercise my right to buy my property in Temple Fortune off the council. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
About to purchase maisonette in Temple Fortune. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Temple Fortune conveyancer is on the Clydesdale conveyancing panel.
I completed on my flat on 14 May and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Temple Fortune advises it would be concluded inside ten days. Are properties in Temple Fortune uniquely lengthy to register?
As far as conveyancing in Temple Fortune registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any third parties. At present roughly 80% of submission are completed within 12 days but occasionally there can be extensive delays. Historically registration takes place after the new owner has moved in to the premises thus 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Temple Fortune and how can you help?
The 1954 Act gives a safeguard to commercial tenants, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Temple Fortune is one of the numerous locations in which our lawyers are located
What tools are available to find a Temple Fortune conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20miles to attend the lawyer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Temple Fortune and you will see a number of lawyer located nearest Temple Fortune. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.