My husband and I changing mortgage lender for our maisonette in Comberton with UBS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. 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 document specific to the UBS conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your UBS 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 UBS. This is solely used to protect UBS 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 UBS 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.
When will exchange of contracts take place for sale conveyancing in Comberton and do I need to be at the lawyers branch?
If you are local to one of the conveyancing solicitors in Comberton you are invited in to sign documents. However, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and provide just as detailed and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Comberton)to be in the office at the appropriate time.
I am buying a 3 bedroom semi in Comberton. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to determine if these alterations are prohibited?
Your property lawyer should check the registered title as conveyancing in Comberton can on occasion reveal restrictions in the title deeds which prohibit certain changes or require the consent of a 3rd party. Some works require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Comberton. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Most banks would take a sensible view as this clause is chiefly there to capture subsales or the flipping of properties.
Completion of my purchase has taken place for my property in Comberton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Are there any apps to help locate a Comberton solicitor on the Godiva Mortgages Ltd conveyancing panel? I have a car and am willing to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Comberton conveyancing lawyers based on proximity. We have detailed some Comberton conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Godiva Mortgages Ltd approved list
My partner is purchasing a studio flat in Comberton. He has received a fee estimate by the lawyer suggested by the estate agents and it came to £1385 . It was ten years ago since I sold and purchased a property and it cost was £just under five hundred pounds. Have fees really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Comberton searches, land registry fees, etc)