My partner and I swapping mortgage lender for our apartment in Pontllanfraith with RBS. 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. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the RBS conveyancing panel as he did not need to sign this form when we purchased 5 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 RBS 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 RBS. This is solely used to protect RBS 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 RBS 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.
Do lenders provide you with an approved list of Pontllanfraith conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Pontllanfraith conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
We hope to to buy with Norwich and Peterborough Building Society. We have called around locally yet am unable to find a Pontllanfraith conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?
Feel free to make the most of the find a conveyancing panel solicitor tool on this site. Please choose the lender and type Pontllanfraith or your preferred area and you will be presented with a number of lawyer based in Pontllanfraith or by proximity to you.
I can see plenty of here about conveyancing in Pontllanfraith but can you isolate your top tip for finding the right conveyancer in Pontllanfraith
We would encourage you not to base your choice on the lowest Pontllanfraith conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Is it correct that all Pontllanfraith CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
We previously chose conveyancing lawyers based in Pontllanfraith on the RBS solicitor approved list. They are now charging me a further fee for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by RBS but by your Pontllanfraith lawyer. Some firms on the RBS panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I have recentlybecome aware that Stirling Law have closed. They carried out my conveyancing in Pontllanfraith for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest method to check 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 Pontllanfraith conveyancing specialists.
I own a leasehold flat in Pontllanfraith. Conveyancing was completed in 21012. I have read on various consumer forums that I mustn’t let the the remaining lease term to fall too low. Is this right?
Pontllanfraith leasehold properties are for a set term - often ninety nine years when they are first granted. However many flats in Pontllanfraith were constructed or converted 25 or more years ago and so these leases now have fewer than eighty years remaining. This may seem like plenty of time however Banks, Building Societies and other mortgage institutions generally need leases to have at least seventy five years unexpired to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are nearing 75 years. To optimize your property value you should be thinking about whether or not to extend your lease long before you come to sell it. You should note that there are advantages to taking action before the lease reaches even 80 years as when the lease is less than eighty years the premium you have to pay to extend starts to increase.