My husband and I changing mortgage lender for our flat in Pwllheli with Leeds Building Society. We have a son 19 who lives with us. 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 flat is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Leeds Building Society conveyancing panel as he never had 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?
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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 have just over seventy years remaining on my lease and require a lease extension for my flat in Pwllheli. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/11/2025 the requirements read as follows :
How does conveyancing in Pwllheli differ for new build properties?
Most buyers of new build residence in Pwllheli approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Pwllheli tend to purchase the site, 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 conveyancing solicitors 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 Pwllheli or who has acted in the same development.
I'm remortgaging my existing property to a BTL loan with Virgin Money and intend to use the remaining equity towards further property. The location we are interested in is Pwllheli. Will your lawyers be able to act for the two banks and tie in the two deals?
Do use our comparison tool on this page to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the solicitor will be able to simultaneously deal with the two deals but you should have a chat with you lawyer and make clear your desired outcome and needs.
I need to instruct a conveyancing solicitor in Pwllheli for my remortgage. Can I review a firm’s complaints history with the legal regulator?
You may see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.