My fiance and I swapping mortgage lender for our maisonette in Admaston with RBS. We have a son approaching twenty who lives with us. Our solicitor requested us to identify 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, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the RBS conveyancing panel as he did not need 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?
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.
We previously chose conveyancers based in Admaston on the HSBC solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by HSBC but by your Admaston property lawyer. Numerous firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.
Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Admaston conveyancing practitioners are chosen. How long does it take for Yorkshire BS to forward the offer to the lawyer?
There is no definitive answer here. Have Yorkshire BS done the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Admaston. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Admaston differ for newly converted properties?
Most buyers of new build property in Admaston come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because builders in Admaston tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Admaston or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Admaston ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend not issue a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Admaston. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to appoint a conveyancing solicitor for freehold conveyancing in Admaston. I've stumble upon a site which appears to be the ideal offering If there is a chance to get all this stuff done via web that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
We have today had an offer accepted on our first home in Admaston, and are about to get solicitors instructed. We have made use of the various comparison based websites and the quotes are from all over the the UK. Is it essential to have a Admaston conveyancer local to the potential house? I am fine to do everything over email, but I am thinking at some point we will be required to visit the conveyancer's office to sign papers?
The conveyancing practitioner does not need to be in Admaston, but opting for local means that you can visit their offices if needed, for instance, if a signature is needed urgently. In addition, a Admaston solicitor is likely to be familiar with local agents and (if the vendor has chosen a local conveyancer) with them, which will help keep things moving faster.