My husband and I intend to remortgage our penthouse in Little Bromwich with Yorkshire BS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form 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 Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this extinguish his entitlement 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
Can your site be used to locate a Conveyancing solicitor in Little Bromwich even if I’m not purchasing or disposing of a house, for instance if I wish to buy a shop in Little Bromwich with a loan from Godiva Mortgages Ltd?
Our search tool is predominantly there to select domestic conveyancing solicitors in Little Bromwich but we have listed at the end of this page a selection of Little Bromwich commercial conveyancing firms. You will need to enquire with the firm directly to see if they can also act for Godiva Mortgages Ltd
I am buying a property in Little Bromwich. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to Little Bromwich.
My wife and I are spending time viewing houses in Little Bromwich and I am about to put in an offer. Is it best to have a lawyer on ‘stand by’? I intend to finance via a home loan with Skipton.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
The formalities of my purchase has taken place for my property in Little Bromwich. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Little Bromwich?
Its becoming the norm that commercial conveyancing solicitors in Little Bromwich will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Little Bromwich. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Little Bromwich.
For each commercial conveyancing transaction in Little Bromwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Little Bromwich commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Little Bromwich.
I am an executor of my recently deceased mum’s Will, with a property in Little Bromwich which will be marketed. The house is unregistered at the Land Registry and I'm advised that many buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?
In the circumstances you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.