My husband and I are refinancing our maisonette in Worcester with Principality. We have a son 18 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 flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Principality conveyancing panel as he never had to sign this form when we bought 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 Principality. This is solely used to protect Principality 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 Principality 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.
Why do I have to pay up front when it comes to conveyancing in Worcester?
If you are buying a property in Worcester your lawyer will ask you place them with funds to cover the search fees. Ordinarily this is asked for to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this should be asked for immediately in advance of exchange of contracts. The closing balance that is due should be sent to your lawyer shortly before completion.
we are a couple who wish to acquire a 1 bedroom flat in Worcester with a mortgage from Norwich and Peterborough Building Society.We would like to retain our Worcester conveyancing lawyer but Norwich and Peterborough Building Society informed us his firm is not listed on their approved list of member firms. It seems we have little choice but to instruct a Norwich and Peterborough Building Society panel firm or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan issued to you contains terms and conditions, one of which will be that solicitors needs to be on the Norwich and Peterborough Building Society conveyancing panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
My father pointed out to me me that in buying a property in Worcester there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of anumerous of properties in Worcester which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Worcester should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Worcester conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland completed the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After shopping around on the internet I have found a Worcester conveyancer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Worcester postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Worcester.
How does one as executor remove a deceased person's details from the title deeds for a property in Worcester?
Where a Worcester property is jointly owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. You are not required to remove their name as in the event of a disposal your lawyer would simply be asked to evidence as to the reason the joint owner is missing from the transfer, typically this is in the form of a grant of probate.
With the aim of making the sale conveyancing more straight forward for the sale of the property you can arrange to have the deceased name erased from the title entries by submitting an application to HM Land Registry with proof of the death. There is no fee from the Registry for this service.