My wife and I swapping mortgage lender for our penthouse in Redland with Clydesdale. We have a son 18 who lives at home. Our solicitor requested us to identify 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 forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this compromise his entitlement 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 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.
My lender has suggested solicitors on their panel based in Redland but I would rather use a conveyancing lawyer in Redland round the corner to me. Are you able to help?
The minority of Redland conveyancing solicitors are listed all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to identify a Redland conveyancing conveyancer on the on the bank panel.
I'm the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Redland. The Redland property was put into my name in March. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates 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. many lenders would take a sensible view as this provision principally exists to pick up on subsales or the wholesaling and assigning of property.
We have a mortgage agreed in principle with UBS. Redland conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Redland bank branch on various occasions and was told they are content with the situation and they would lend. My Redland conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
What does commercial conveyancing in Redland cover?
Redland conveyancing for business premises covers a wide range of advice, supplied by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
We are 3 weeks into a freehold purchase having been referred to a firm by the local agent to handle our conveyancing in Redland. I am am starting to be frustrated with the level of service. Can you help me find new conveyancers?
They would need to be really poor to suggest replacing them. Has the mortgage been issued? If so you need to inform them of the new contact details and have the offer are re-issued. Your solicitor ideally should be on the mortgage company approved list to avoid escalating fees and delays. So that should be your starting point. Our find a solicitor tool should help you find a lender approved lawyer for your home move in Redland