How do I search for the right solicitor to supply a first class service for my conveyancing in Wombourne?
Option 1 is to ask your friends and family who they would recommend.
Second, use a search tool on the web for conveyancing in Wombourne. Phone two or three listed and invite them to forward you their conveyancing quote and discuss your needs with the solicitor who will oversee the conveyancing beforemaking your choice.
Third is to make use of this site to help you find the right solicitors taking into account your unique factors including area of the property,timings, complications and who your intended lender is. Don't take the bait of £100 conveyancing in Wombourne
My husband and I are refinancing our penthouse in Wombourne with Nottingham. 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 lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we bought 5 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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 grandmother passed away last year and as sole heir and executor I was left the property in Wombourne. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this allowed?
If you intend to re-mortgage then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
Various internet forums that I have frequented warn that are the number one reason for obstruction in Wombourne house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Wombourne.
I decided to have a survey completed on a house in Wombourne before instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders may refuse to issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wombourne. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wombourne to see if the conveyancing costs will increase in light of this.