My IFA has asked me for my Hither Green law firm’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Hither Green office but they have not got back to me yet.
Have you tried calling your Hither Green property lawyer about this?. Most Hither Green conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My partner and I swapping mortgage lender for our penthouse in Hither Green with HSBC. We have a son 18 who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the HSBC conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this giving up 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 HSBC. This is solely used to protect HSBC 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 HSBC 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 expect to receive a OIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Hither Green solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Hither Green solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have a mortgage with Bank of Ireland for my property in Hither Green. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
You must advise Bank of Ireland in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel lawyer.
My sealed bid on a house in Hither Green has been accepted, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Hither Green. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Hither Green conveyancing search fees, etc). First, you should check that your conveyancer is on the Bank of Ireland approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a rising market some purchasers will apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Hither Green.
I used Wolstenholmes a few years ago for my conveyancing in Hither Green. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hither Green of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is it simple use the search facility to choose a conveyancing lawyer in Hither Green on the authorised to act for my bank?
1st select a bank such as HSBC Bank, Coventry Building Society or Bank of Ireland then type in your preferred area such as Hither Green. Conveyancing organisations in Hither Green and nationally will then be identified.
As co-executor for the estate of my uncle I am disposing of a residence in Swansea but live in Hither Green. My lawyer (approximately 235 kilometers from merequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Hither Green to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Hither Green based