My wife and I swapping mortgage lender for our maisonette in Ystrad Mynach with Nottingham. We have a son approaching twenty who lives with us. 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 apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we remortgaged 4 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
Finally the sale completed on my house in Ystrad Mynach last June yet the purchaser is texting every few hours to moan that his solicitor needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also confirm that the mortgage has been repaid to the buyers conveyancers. There are no post completion steps unique to conveyancing in Ystrad Mynach.
I am assisting my mother sell her property in Ystrad Mynach. Will the solicitor arrange an EPC or should I organise this?
Following the demise of HIPs, EPC’s was kept a mandatory component of moving property. An energy performance certificate should be commissioned prior to the property being put on the market. It is not something that solicitors ordinarily organise. Where you are using a Ystrad Mynach conveyancing practitioner they might be willing to arrange EPC’s given their relationships with long established local accredited person
Last month we had a mortgage agreed in principle with Co-operative. Ystrad Mynach conveyancing lawyers were appointed. How long does it take for Co-operative to send the offer to the lawyer?
There is no definitive answer here. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a property in Ystrad Mynach. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As you are obtaining a mortgage with Yorkshire BS your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Yorkshire BS where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Ystrad Mynach.
My partner and I are selling our house in Ystrad Mynach and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Ystrad Mynach conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Ystrad Mynach. Having lived in Ystrad Mynach for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with 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 life insurance to cover that same illness)
I used Stirling Law a few years ago for my conveyancing in Ystrad Mynach. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ystrad Mynach of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Ystrad Mynach before retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ystrad Mynach. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ystrad Mynach to see if the conveyancing will be more expensive.