Unfortunately I am unable to travel far from Low Moor. I would like to know the logic why all Low Moor lawyers aren't automatically on all bank panels?
Banks tend to impose restrictions on either the type or the number of conveyancing practices on their panel. Frequent examples of such criteria being that the organisation is required to have two or more partners. In addition to restricting the type of firm, some lenders made a decision to reduce the size of their panel they use to represent them. It is worth noting that banks have no liability for the standard of advice given by any Low Moor conveyancer on their approved list. Mortgage fraud was the key driver in the reduction of conveyancing panels in the last decade notwithstanding that there are conflicting assessments concerning whether solicitors sat at the center of that fraud. Statistics via HM Land Registry reveal that thousands of conveyancing firms only transact a couple of conveyances a year. Those advocating conveyancing panel consolidation ask why law firms should have claim to be on a lender panel when it is apparent that property law is not their primary expertise?
My partner and I are refinancing our flat in Low Moor with Clydesdale. We have a son 18 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we remortgaged 5 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
Have purchased a a detached house in Low Moor , how long should it take for the Land Registry to record my title? My Low Moor conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.
There is nothing unique when it comes to conveyancing in Low Moor registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. At present approximately 80% of such applications are completed in less than three weeks but some can be subject to longer delays. Registration occurs after the new owner has moved in to the property therefore an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
How does conveyancing in Low Moor differ for newly converted properties?
Most buyers of new build or newly converted property in Low Moor come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Low Moor typically acquire the site, 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 conveyancing solicitors 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 Low Moor or who has acted in the same development.
I'm refinancing my current property to a BTL mortgage with Barclays Direct and I will use the rest of the raised equity as a down payment on a second property. The area we are talking about is Low Moor. Will your solicitors be able to act for the two banks and tie in the two deals?
Make use of our search tool on this site to check that the conveyancers are on the appropriate lender panels. On the basis that they are the lawyer should be able to connect the two transactions but you should talk with you conveyancer and specify your expectations and needs.
I have been sourcing a conveyancing practitioner in Low Moor for my remortgage. Can I review a firm’s record with the profession’s regulator?
Members of the public can find presented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.