My fiance and I intend to remortgage our flat in Bargoed with RBS. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the RBS conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?

First, rest assured that your RBS 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 RBS. This is solely used to protect RBS 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 RBS 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.

What does my ID and proof of funds have anything to do with my conveyancing in Bargoed? Why is this being asked of me?

Bargoed conveyancing solicitors and indeed property practitioners accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to produce two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement no more than three months).

Proof of the origin of monies is also required under the money laundering regulations as conveyancers are mandated to check that the money you are using to purchase a property (be it the exchange deposit or the full purchase amount if you are a cash purchaser) has originated from legitimate source (such as an inheritance) rather than the product of criminal activity.

Various web forums that I have come across warn that are the main reason for delay in Bargoed conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Bargoed.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Bargoed?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bargoed. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What range of conveyancing services do Bargoed conveyancing solicitors undertake?

The majority of Bargoed conveyancing organisations tend to carry out various services to domestic and rural land owners, sellers, investors, landlords and tenants helping outwith some of the following:

Private sale conveyancing in Bargoed or beyond Domestic purchase conveyancing in Bargoed and also around the country All types of leasehold accommodation including, flats and maisonettes Option and Lock-Out Agreements Transfers of Equity Conveyancing in Bargoed and beyond Residential conveyancing using Islamic Mortgages