My fiance and I are refinancing our apartment in Merton Park with TSB. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this form unique to the TSB conveyancing panel as he never had 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?
First, rest assured that your TSB conveyancing panel solicitor is doing the right thing 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 TSB. This is solely used to protect TSB 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 TSB 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.
Are the Merton Park conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Merton Park conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Merton Park so that I can pop in to their offices when needed.
Whereas this was necessary 12 years ago, most banks no longer need their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still manifest benefits to instructing a locally based ayer, in your case a conveyancing solicitor in Merton Park.
My wife and I buying a 3 bedroom semi in Merton Park. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property involve enquiries to ascertain if these works are permitted?
Your property lawyer should check the registered title as conveyancing in Merton Park will on occasion reveal restrictions in the title documents which prohibit certain changes or necessitated the permission of a 3rd party. Many additions call for local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
We previously chose conveyancers with offices in Merton Park on the Clydesdale solicitor approved list. They have just invoiced me a further sum for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer can charge a fee for this. This charge is not dictated by Clydesdale but by your Merton Park property lawyer. Plenty of firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Merton Park is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I decided to have a survey completed on a property in Merton Park prior to instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders tend not give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Merton Park. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the phrase cheap conveyancing in Merton Park it reveals numerous solicitorsin the area. How do I determine which is the right conveyancing solicitor for the sale of my house?
The ideal way of seeking a suitable conveyancer is via trusted recommendation, so seek the guidance of friends and those you trust who have acquired a property in Merton Park or a reputable estate agent or financial adviser. Costs for conveyancing in Merton Park vary, so it's advisable to secure a minimum of four fee calculations from different solicitors. Be sure to obtain confirmation that the costs are assured not to escalate.