My husband and I are refinancing our penthouse in Yate with Bank of Ireland. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Bank of Ireland conveyancing panel as he never had to sign this form when we bought 5 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
Have just purchased a repossessed house at auction in Yate. Conveyancing is required. What are my next steps?
Having to all intents and purposes signed on the dotted line you must hire the services of a conveyancing practitioner soon as you are facing a pending a fixed date to complete the conveyancing. Every auction property will have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in place to complete on the date specified in the contract.
We are planning to move property in February. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Yate. Conveyancing firm was organised prior to coming across your website.
On the day of completion you will need to collect the keys from your property agent however this should only be done when the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a residential property solicitor in Yate or a solicitor that specialises in conveyancing in Yate.
After months of negotiation I have agreed a price on a house in Yate. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have a terraced Victorian house in Yate. Conveyancing lawyer represented me and Nationwide Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Yate and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.
I am looking to sell my property. My previous conveyancers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Yate if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Yate. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.
What should I expect to pay for conveyancing in Yate?
Almost all Yate conveyancing firms will agree to a set fee. In the event that additional work become due during the conveyancing your conveyancer should disclose to you in writing of any supplemental charges for any work as soon as it becomes foreseeable. Some companies will agree not to render an invoice if the deal aborts, others will charge a fraction of the agreed charges, according to the stage at which the matter fails.
It may be helpful for you to ask various firms to send you a quotation.