I was notified today by my mortgage adviser that my Vale Of Glamorgan property lawyer is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
Your first step should be to call your Vale Of Glamorgan lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My wife and I swapping mortgage lender for our apartment in Vale Of Glamorgan with Leeds Building Society. 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 lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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.
I own a freehold house in Vale Of Glamorgan but nevertheless charged rent, why is this and what is this?
It’s unusual for properties in Vale Of Glamorgan and has limited impact for conveyancing in Vale Of Glamorgan but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Given that I will soon spend £400,000 on a terraced house in Vale Of Glamorgan I wish to have a conversation with the conveyancer regarding thehouse move prior to appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your property ownership legalities in Vale Of Glamorgan.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Vale Of Glamorgan should be the figure that you are charged.
We're new to the buying process - had an offer accepted, but the estate agent has warned us that the seller will only issue a contract if we appoint the agent's chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer who is familiar with conveyancing in Vale Of Glamorgan
It is highly unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Contact the vendors directly and make sure they understand (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your own,trusted Vale Of Glamorgan conveyancing firm - as opposed tothose that will earn their negotiator at the agency a kickback or meet his conveyancing figures pre-set by HQ.
What are the compelling benefits to choosing a high street conveyancer in Vale Of Glamorgan
Many purchasers and sellers in Vale Of Glamorgan choose a local lawyer so that they can pop into the firm’s offices if they have concerns, and to sign documents rather than relying on the Royal Mail.
There is a marginal advantage in selecting a lawyer nearby to the property you are purchasing, due to the familiarity of the area and possible local issues - but this is moot. Many conveyancers carry out their work online and may be practically anywhere.