My wife and I intend to remortgage our apartment in Victoria with Leeds Building Society. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this document specific 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?
First, rest assured that your Leeds Building Society 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 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.
We previously chose solicitors based in Victoria on the Coventry BS solicitor approved list. They are now charging me a separate fee for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. This fee is not dictated by Coventry BS but by your Victoria conveyancing practitioner. Some firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
About to purchase maisonette in Victoria. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality 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 Victoria conveyancer is on the Principality conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Victoria solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Victoria surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Victoria for a purchase of a leasehold flat 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Victoria conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Victoria. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Victoria
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.
How do I identify a Victoria solicitor on the Bank of Ireland conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the facility on this website. Please select a lender and your location and you will see a number of Victoria conveyancing lawyers located nearest you. We have listed some Victoria conveyancing firms towards the end of this page and you can ring them to see if they are on the Bank of Ireland panel
I am buying a ground floor maisonette in Victoria. Conveyancing lawyer has been awaiting, from the seller, building insurance paperwork. I was told today I was informed that the vendor must send the insurance documents for the flat above in addition. Why does my solicitor need to check the insurance for the other flat? Is it really necessary? We have been waiting for the last 3 weeks…
It is not unheard of in leasehold conveyancing in Victoria to find Conveyancing in Victoria in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats rather than the landlord insuring the entire property - which is definitely better. Do contact your lawyer but it would seem that your lawyer is seeking to establish that the whole building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed as a result of lack of insurance.