My husband and I changing mortgage lender for our apartment in Thornaby on Tees with Clydesdale. We have a son 18 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Clydesdale 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 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.
We see that you have a post code search directory identifying law firms on the Principality conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Thornaby on Tees?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Thornaby on Tees.
What is the difference between a licensed conveyancer and conveyancing solicitor in Thornaby on Tees
There are two types of lawyers who can conduct conveyancing in Thornaby on Tees namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that you need to complete the disposal or purchase of property. They are both duty bound to handle Thornaby on Tees conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the requisite procedures will be suitably followed.
I am helping my niece sell her property in Thornaby on Tees. Will the conveyancer arrange the EPC or it is for the seller to see to?
After the demise of HIPs, energy assessments was maintained a required element of selling a house. An energy performance certificate needs to be to hand before the property is put on the market. This is not something that law firms normally organise. Where you are instructing a Thornaby on Tees conveyancing lawyer they might help arrange energy performance certificates due to their contacts with long established Thornaby on Tees assessors
Are all Thornaby on Tees Conveyancing Quality Solicitors on the HSBC conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
How does conveyancing in Thornaby on Tees differ for new build properties?
Most buyers of new build premises in Thornaby on Tees come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because builders in Thornaby on Tees tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thornaby on Tees or who has acted in the same development.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Thornaby on Tees and how can you help?
The 1954 Act gives security of tenure to business leaseholders, giving them the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Thornaby on Tees is one of the hundreds of locations in which our lawyers are based
I need to retain a conveyancing solicitor for freehold conveyancing in Thornaby on Tees. I happened to land on a site which seems to have the perfect answer If there is a chance to get all formalities done via phone that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?