I am purchasing a leasehold flat in Bradwell. My Solicitor has never been on on the bank approved panel. Can I still retain my Bradwell conveyancing solicitor even though they are not on the lender approved list?
Various options include
- Carry on with your existing Bradwell conveyancer but your mortgage company will no doubt appoint a property lawyer from their approved list. The net result is additional fees and likely interruption.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your lawyer to do everything possible to join the mortgage company conveyancing panel
My partner and I changing mortgage lender for our maisonette in Bradwell with Nottingham. We have a son 19 who lives with us. Our solicitor requested us to identify 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, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Nottingham conveyancing panel as he did not need to sign this form when we purchased 3 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 Nottingham 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 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.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Bradwell?
Two types of professional can carry out conveyancing in Bradwell namely licenced conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or acquisition of property. They are both duty bound to handle Bradwell conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and procedures will be correctly adhered to.
My stepmother informed me that in buying a property in Bradwell there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Bradwell which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Bradwell should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancers with offices in Bradwell on the Leeds Building Society solicitor panel. They have just billed me a further sum for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. The fee is not set by Leeds Building Society but by your Bradwell lawyer. Numerous firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
I'm purchasing a new build house in Bradwell with a mortgage from Nationwide Building Society. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my conveyancer about this deal as it would put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my uncle I am selling a residence in Cardiff but live in Bradwell. My lawyer (approximately 300 kilometers from merequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Bradwell who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are located in Bradwell
We have AIP from Barnsley Building Society who have advised we could borrow up to £350k. At what point do I need to appoint a practitioner for conveyancing? Bradwell is where we are buying.
It would be wise to instruct a conveyancing practitioner now and ask them to create a file on your behalf. This will facilitate: 1) the estate agent to send out the Sales Memorandum to all parties 2) the seller’s conveyancing practitioner to submit the draft contract. However, do not ask your property lawyer to order searches until you have your valuation report via Barnsley Building Society and you are happy to proceed.