Willretaining a Fleetwood conveyancing firm make my purchase more efficient?
Established third party connections is an important consideration when appointing conveyancing solicitors. Fleetwood law firms often have connections with mortgage brokers and estate, local authorities, valuers and other law firms meaning you will move in shortest possible time. Possessing vast intelligence of the local area is an advantage.
My husband and I changing mortgage lender for our flat in Fleetwood with Virgin Money. We have a son 19 who lives at home. Our solicitor requested us to identify 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 repossessed. I have two questions (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) Does our son by signing this compromise his rights to inherit the property?
On the face of it your lawyer has done nothing wrong 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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.
As someone unfamiliar with conveyancing in Fleetwood what is the number one tip you can give me concerning the legal transfer of property in Fleetwood
Not many law firms shout this from the rooftops but conveyancing in Fleetwood and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the home moving process. For instance, the vendor, property agent and even potentially a mortgage company. Appointing a solicitor for your conveyancing in Fleetwood is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your best interests and to keep you safe.
On occasion a potential adversary may attempt to sway you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your financial adviser may tell you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
I am helping my sister sell her flat in Fleetwood. Does the conveyancer commission the EPC or it is for me to coordinate?
Following the abolition of Home Packs, EPC’s became a compulsory element of selling a house. An energy performance certificate needs to be to hand before the property is marketed. It is not a task that lawyers ordinarily organise. If you are instructing a Fleetwood conveyancing practitioner they may help arrange energy performance certificates due to their relationships with long established Fleetwood providers
We previously instructed solicitors with offices in Fleetwood on the TSB solicitor approved list. They have just billed me an additional charge for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not dictated by TSB but by your Fleetwood property lawyer. Numerous firms on the TSB panel will charge an ‘acting for lender’ fee and others do not.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The Fleetwood solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My cousin has encouraged me to use his lawyers for conveyancing in Fleetwood. Should I choose my own solicitor?
No doubt the best way to choose a conveyancing practitioner is to seek guidance from friends or family who have previously instructed the solicitor you're are thinking of instructing.
I purchased a house in Fleetwood last 2/8/2024 and to date it is still not registered with HM Land Registry. It is part of a new estate and my conveyancer told me that it may take over a year to complete the registration formalities. I have spoken with HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
Call your solicitor - if you are not getting sensible responses, look up their firm’s complaints procedure and amplify your concerns to a Complaints Manager. Registrations for Fleetwood conveyancing are not known to be particularly slow.