I chose a high street firm for my conveyancing in Perton yesterday. Upon checking the official terms of business I noteI am liable for costs even where the transaction does not complete. Should I go with them or choose a web based conveyancing brokerage advertising no completion no cost conveyancing in Perton?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be uplifted to neutralise those transactions that fail to complete. Do bear in mind that these schemes generally do not protect you from expenses for example Perton conveyancing search charges.
My husband and I are refinancing our penthouse in Perton with Yorkshire BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form 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 questions (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his rights 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
As someone unfamiliar with the Perton conveyancing process what is your top tip you can give me for the house moving process in Perton
You may not hear this from too many lawyers but conveyancing in Perton and elsewhere in Staffordshire is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of room for conflict between you and other parties involved in the legal transfer of property. For example, the vendor, selling agent and even potentially the lender. Selecting a law firm for your conveyancing in Perton should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your legal interests and to protect you.
There is a definite creep in the "blame" culture- someone must be at fault for the process taking so long. You your first instinct should be to trust your lawyer above all other parties when it comes to the legal transfer of property.
Can I be sure that the Perton conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Perton obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I had a mortgage agreed in principle with RBS. Perton conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS conducted the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer on a house in Perton has been agreed to, but there is a chain. The owners have placed an offer on a flat, but it’s not yet tied up, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Perton. What should be my next step? When do I get the mortgage application with Lloyds going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Perton conveyancing search charges, etc). First, you must check that your solicitor is on the Lloyds approved list. Concerning the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market the majority of buyers would apply for a home loan with Lloyds and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Perton.
What can I do to find out who owns a property in Perton?
As long as the premises is recorded at HM Land Registry, and you have the specifics of the location of the property, you should be able to view results from the the Land Registry of the recorded owner for a fee.