My fiance and I are refinancing our penthouse in Wennington with UBS. We have a son approaching twenty 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. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your UBS 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 UBS. This is solely used to protect UBS 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 UBS 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.
How up to date is your database of Wennington solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?
Wennington conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
We are planning on selling our property in Wennington and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing firm rather than a conveyancing solicitor in Wennington. Having lived in Wennington for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
It has been three months following my purchase conveyancing in Wennington completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 asset 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.
We are 18 days into a freehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Wennington. I am am starting to be disappointed with the level of service. Could you help me find new conveyancers?
A lawyer would need to be very poor to suggest replacing them. Has your mortgage offer been generated? If so you will need to make them aware of the replacement solicitor and get the offer are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid escalating expenses and delays. So that should be your starting point. Our find a solicitor tool should assist you in finding a bank approved solicitor for your home move in Wennington
My uncle purchased his flat in Wennington 7 years ago. He has since got married, widowed and is now married again. He will be selling the apartment in a couple of months. I suspect that he will simply be need to supply copies of the marriage certificates to the conveyancer but he is anxious it could frustrate the sale of the apartment. Is it worth updating the Land Registry information for the property?
It is not absolutely necessary to bring up to date the register as long as you have the evidence needed to demonstrate how the change of name occurred.
The purchaser’s property lawyer should check the land registry entries and ask for evidence by way of proof of the change of name for instance marriage documentation.