My husband and I intend to remortgage our maisonette in Bryn Y Baal with Co-operative. We have a son 18 who lives with us. Our solicitor requested us to identify any adults 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 forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Co-operative conveyancing panel as he never had to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Co-operative 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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.
I'm spending time looking at flats in Bryn Y Baal and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Lloyds.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I can not fathom if my bank requires a lease extension. I have called into my local Bryn Y Baal bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Bryn Y Baal conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the lender panel, they must follow the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Bryn Y Baal solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Bryn Y Baal is where the house is located. Is there any advice you can give?
Flying freeholds in Bryn Y Baal are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bryn Y Baal you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bryn Y Baal may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm converting the mortgage on my current house to a BTL loan with Halifax and I will use the ballance of the raised equity as a down payment on a second house. The location we are talking about is Bryn Y Baal. Will your lawyers be able to act for both sets of mortgage companies and link together the transactions?
Do use our search tool on this page to be sure that the solicitors are approved by both banks. Having checked that they are the conveyancer will be able to tie up the two conveyancing matters but you should talk with you lawyer and make clear your desired outcome and requirements.
As co-executor for the estate of my grandfather I am disposing of a house in Neath but I am based in Bryn Y Baal. My conveyancer (based 250 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Bryn Y Baal who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Bryn Y Baal