My fiance and I are refinancing our maisonette in Hethersett with Principality. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 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 property is forfeited by the lender. I have two questions (1) Is this form unique to the Principality conveyancing panel as he never had 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?
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 Principality. This is solely used to protect Principality 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 Principality 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.
Having sold my house in Hethersett last March but our buyer keeps e-mailing daily to moan that his conveyancer needs to hear from mysolicitor. What should my lawyer have done following completion?
Following your sale your solicitor should deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also confirm that the home loan has been redeemed to the purchasers lawyers. There is unlikely to be post completion steps unique to conveyancing in Hethersett.
we are a couple who wish to acquire a 1 bedroom flat in Hethersett with a residential mortgage from Halifax.We like our Hethersett conveyancing lawyer but Halifax says she’s not listed on their "panel". We have to appoint a Halifax panel lawyer or retain our preferred solicitor and pay for a Halifax panel lawyer to represent them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The mortgage offered to you contains various provisions, a common one being that conveyancers must be on the Halifax approved list. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Halifax
I am buying my first flat in Hethersett benefiting from help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not reveal to my lawyer about the side-deal as it could impact my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
We're FTB’s - agreed a price, but the estate agent informed us that the vendor will only go ahead if we instruct the agent's chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Hethersett
It is improbable the sellers are driving this. Should the seller want ‘a quick sale', alienating a motivated purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Hethersett conveyancing solicitors - not the ones that will give the estate agent a kickback or achieve conveyancing targets set by head office.
My husband and I have an offer in principle from Barnsley Building Society who have advised we could borrow up to £117k. At what point do we need to instruct a practitioner for conveyancing? Hethersett is where we are buying.
It would be wise to instruct a property lawyer now so that the lawyer can open the file so they can commence their AML checks etc. Once you wish them to start work you will be asked for a deposit usually approximately £200. That should generally be once you have the loan offer from the bank and survey report, however should you wish to speed matters you can get going sooner even though you may be risking some money.