My wife and I intend to remortgage our penthouse in Mansfield Woodhouse with Santander. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the Santander 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 Santander. This is solely used to protect Santander 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 Santander 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.
is it true that all Mansfield Woodhouse solicitor practices on the Leeds Building Society conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be governed by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
We had appointed conveyancing lawyers based in Mansfield Woodhouse on the Aldermore solicitor panel. They are now charging me an additional amount for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. This fee is not set by Aldermore but by your Mansfield Woodhouse property lawyer. Plenty of firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
I am expecting a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Mansfield Woodhouse solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Mansfield Woodhouse solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Various web forums that I have come across warn that are the main cause of stalling in Mansfield Woodhouse house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Mansfield Woodhouse.
I used Arc property Solicitors several years past for my conveyancing in Mansfield Woodhouse. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Mansfield Woodhouse of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My company is hoping to take over a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Mansfield Woodhouse for below £1,200?
We can recommend firms who have specialist knowledge of commercial conveyancing in Mansfield Woodhouse, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. As for the costs these will vary based on the structure and nuances of the deal. Let us have your details or telephone us so that we may supply you with a fixed commercial conveyancing calculation.
I have today placed an offer on an apartment in Mansfield Woodhouse and the estate agent that we are dealing with suggested his property lawyer. They quoted nine hundred pounds excluding VAT and 3rd party costs. Does this sound like a good deal?
You should not rely on a single quote. One should seek like-for-like quotes for your conveyancing in Mansfield Woodhouse. Then pick one that you are comfortable with and crucially, is on the approved list of the mortgage company that you are sourcing your mortgage from.