My husband and I intend to remortgage our penthouse in Carbis Bay with Clydesdale. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two concerns (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Clydesdale 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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 am purchasing a new build flat in Carbis Bay. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Carbis Bay you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Carbis Bay.
I'm in the process of looking at houses in Carbis Bay and I am now considering a potential offer. Is it sensible to have my solicitor on ‘stand by’? I am planning to take a mortgage with Virgin Money.
It would be prudent to start 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 pass their contact information on to the EA. Given that you are taking out a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Carbis Bay conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Carbis Bay. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £225. Not long after, the conveyancer called me embarrassingly acknowledging that they were not on the Leeds Building Society 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 Leeds Building Society 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 need some quick conveyancing in Carbis Bay as I am under pressure to complete inside one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to have searches conducted although no lawyer would advise that you don't. With plenty of history conveyancing in Carbis Bay the following are instances of what can be revealed and therefore impact market value: Enforcement Notices, Overdue Fees, Overdue Grants, Railway Schemes,...
We have been advised by various friends to expect six to eight weeks for Carbis Bay conveyancing to complete.This was a month ago. The property information was only forwarded from the vendors lawyer last week so does the time start running now?
You should treat with suspicion of any solicitor guaranteeing fast completion times. Rather you should enquire about the average time it takes for them to complete Carbis Bay conveyancing transactions and if they are content to move towards an agreed target date for your conveyancing in Carbis Bay