My husband and I swapping mortgage lender for our flat in Maghull with RBS. We have a son 18 who lives at home. Our solicitor requested us to identify any adults 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 apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we remortgaged 3 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 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.
We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally but am struggling to find a Maghull conveyancing firm on the Melton Mowbray Building Society approved list. Could you help?
Feel free to take advantage of the find a conveyancing panel solicitor tool on this page. Please choose the building society and type Maghull or your preferred area and you will be presented with a number of lawyer located in Maghull or nearest you.
This question may be naive but I am unexperienced as a 1st time purchaser of a two bedroom flat in Maghull. Do I pick up the keys to the premises on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Maghull?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being pedantic. The Maghull solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
I had an offer accepted on a property in Maghull on 20/3/2024, valuation was booked 4 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Maghull?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Maghull. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it simple use the search tool to locate a conveyancing practitioner in Maghull on the approved list for my bank?
Step one is to select a bank such as HSBC Bank, Chelsea Building Society or Britannia then choose your preferred area such as Maghull. Conveyancing practices in Maghull and nationally should be identified.