I am obtaining a offer of a home loan from Nat West. I intend to use a Licensed Conveyancer in Rednal. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I are refinancing our apartment in Rednal with Aldermore. We have a son approaching twenty who lives with us. 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, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Aldermore conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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.
It is is a decade since I bought my property in Rednal. Conveyancing solicitors have just been retained on the sale but I can't locate my deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the solicitor who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Rednal involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
Have purchased a a terraced house in Rednal , how long should it take for the Land Registry to register the transfer to my name? My Rednal conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
As far as conveyancing in Rednal registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. Currently roughly 80% of submission are fully addressed within two weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the buyer is living at the premises thus an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.
I opted to have a survey completed on a house in Rednal ahead of instructing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to give a loan on such a property.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rednal. Conveyancing will be smoother if you use a solicitor in Rednal especially if they are accustomed to such properties in Rednal.