My fiance and I are refinancing our flat in Pagham with Yorkshire BS. We have a son 19 who lives with us. 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 property is repossessed. I have two questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 4 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 Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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 BSA intent on creating a searchable register to list firms on the Earl Shilton BS conveyancing panel for example in Pagham?
We are not aware of any intention on the part of the BSA to promote such a register.
I had a mortgage agreed in principle with Santander. Pagham conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander completed the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Pagham off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Lloyds have agreed my mortgage in principle, my bid on a property in Pagham has been accepted, now what?
Your property agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Contact Lloyds or the broker and complete any relevant documentation. Lloyds will appoint a valuer who will get in touch with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Pagham.
How does conveyancing in Pagham differ for new build properties?
Most buyers of new build premises in Pagham contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Pagham tend to acquire the land, 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 conveyancers 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 accustomed to new build conveyancing in Pagham or who has acted in the same development.
My husband and I are FTB’s - agreed a price, but the agent told us that the seller will only proceed if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Pagham
It is highly unlikely the vendors are driving this. Should the owner require ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Contact the vendors directly and make the point that (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 will continue to instruct your preferred Pagham conveyancing lawyers - rather thanthe ones that will give their estate agent a introducer fee or achieve conveyancing thresholds demanded by HQ.
I am thinking of choosing an online conveyancer as opposed to a Pagham conveyancing practice. Am I making a mistake?
Advantages do exist in having the option visit a local Pagham conveyancing solicitor such as
- signing documents same day
- often being able to speak to someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to complain if matters go pear-shaped
When analysing fees, look carefully for hidden extras. The majority decent Pagham high street solicitors give an all-inclusive price. Many online agents appear to offer discounted prices, but have burried 'extras' in the in the terms and conditions.