My husband and I are buying a 2 bedroom flat in Dingle with a mortgage. We like our Dingle lawyer, however the lender says she’s not on their "panel". It seems we have little choice but to use one of the lender panel solicitors or retain our Dingle conveyancer as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dingle conveyancing lawyer to apply to be on the conveyancing panel.
My husband and I changing mortgage lender for our flat in Dingle with Coventry BS. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults 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 forfeited by the lender. I have two questions (1) Is this document specific to the Coventry BS conveyancing panel as he never had to sign this form when we bought 5 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 Coventry BS 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 Coventry BS. This is solely used to protect Coventry 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 Coventry 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.
We hope to to buy with Loughborough BS. I called into a few high street firms yet cant to find a Dingle conveyancing firm on the Loughborough BS approved list. Could you assist?
Please do take advantage of the search tool on this web page. Please choose the mortgage company and type Dingle or your location and you will discover numerous solicitors located in Dingle or near you.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in Dingle?
Many commercial conveyancing solicitors in Dingle will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Dingle. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dingle.
For every commercial conveyancing transaction in Dingle it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Dingle commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Dingle.
My wife and I own a terraced Edwardian property in Dingle. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dingle and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who carried out the work.
My father-in-law has suggested that I use his conveyancing solicitors in Dingle. Should I find my own solicitor?
No doubt the best way to find a conveyancing practitioner is to have guidance from friends or family who have previously instructed the firm that you are are thinking of instructing.