My wife and I swapping mortgage lender for our flat in Meliden with Virgin Money. We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this giving up his rights 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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.
If you had a top tip for choosing a conveyancing solicitor in Meliden what would it be?
We would encourage you not to base your choice on the cheapest Meliden conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Meliden. The Meliden property was put into my name in July. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in July. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many banks would take a pragmatic view as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
My wife and I are at the point of looking at houses in Meliden and I am about to put in an offer. Is it advisable to have a solicitor on ‘stand by’? I am planning to take a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
We are intent on selling our house in Meliden and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Meliden conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Meliden. We have lived in Meliden for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Meliden differ for new build properties?
Most buyers of new build residence in Meliden contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Meliden usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Meliden or who has acted in the same development.
I am selling my home. My previous lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Meliden if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Meliden. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.