I am expecting a offer of a home loan from Nat West. My intention is to employ the services of a Licensed Conveyancer in Burnham Market. Does the Nat West Conveyancing panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My partner and I intend to remortgage our maisonette in Burnham Market with RBS. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults 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 apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he did not need to sign this form when we purchased 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 are buying a 3 bedroom semi in Burnham Market. The intention is to an extension at the rear at the house.Will legal conveyancing on the property involve investigations to ascertain if these alterations are prohibited?
Your conveyancer will review the deeds as conveyancing in Burnham Market can sometimes reveal restrictions in the title deeds which prohibit categories of alterations or need the consent of another owner. Many additions need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
After months of negotiation I have agreed a price on an apartment in Burnham Market. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on a property in Burnham Market on 3/1/2025, valuation was booked 2 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are intent on selling our house in Burnham Market and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Burnham Market. Having lived in Burnham Market for 5 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Burnham Market differ for new build properties?
Most buyers of new build or newly converted property in Burnham Market approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Burnham Market tend to acquire the land, 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 conveyancers 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 used to new build conveyancing in Burnham Market or who has acted in the same development.
Am I better off to instruct a Burnham Market conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can carry out the legal work however his firm is located 200kilometers away.
The primary upside of using a high street Burnham Market conveyancing practice is that you can visit the firm to execute paperwork, hand in your ID and apply pressure on them if necessary. Having local Burnham Market know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that must trump using an unfamiliar Burnham Market conveyancing lawyer just because they are local.