My partner and I are refinancing our apartment in Broad Haven with Bank of Ireland. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document 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 document specific to the Bank of Ireland conveyancing panel as he did not need to sign this form when we purchased 4 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 Bank of Ireland 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 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.
What is the difference between a licensed conveyancer and conveyancing solicitor in Broad Haven
There are many recorded licenced Conveyancers in Broad Haven and Solicitor practices in Broad Haven who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it the case that all Broad Haven CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
is it true that all Broad Haven conveyancing solicitors on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Broad Haven is where the house is located. Can you offer any opinion?
Flying freeholds in Broad Haven are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broad Haven you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broad Haven may decide 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 property.
I was advised by three or four local selling agents in Broad Haven to choose a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We refuse to make any referral fee for sending work to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
In surfing the world wide web for the phrase conveyancing in Broad Haven it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the right solicitor for my move?
The best way of finding the right conveyancer is via trusted recommendation, so ask colleagues and those you trust who have acquired a property in Broad Haven or the respected estate agent or mortgage broker. Fees for conveyancing in Broad Haven differ, so it's advisable to obtain a minimum of four estimates from varying types of companies. Be sure to secure confirmation that the charges are assured not to escalate.