I am in the throes of porting my existing standard mortgage to a BTL Clydesdale mortgage. The bank has said that I must appoint a conveyancer for this. I got in contact with my former Pagham conveyancing firm who dealt with the legals when I previously bought the premises. The fee calculation supplied of £500 is surprising as its a remortgage than a sale or purchase.
The estimate does seem a little steep. If you shop around you could get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, if you were content with the legal work the firm gave you couldlive to rue opting for an an unknown conveyancer. Don't forget to be sure that the conveyancer can also act for Clydesdale. Do use our search tool to locate a Pagham conveyancing firm on the Clydesdale conveyancing panel, which can often include conveyancing solicitors in Pagham.
My fiance and I swapping mortgage lender for our maisonette in Pagham with Leeds Building Society. We have a son approaching twenty who lives at home. Our solicitor requested us to identify 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 property is repossessed. I have two questions (1) Is this form unique to the Leeds Building Society conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this compromise his entitlement 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 are a couple who decided to purchase a purpose built apartment in Pagham with a mortgage from National Westminster Bank.We would like to retain our Pagham conveyancing practitioner but National Westminster Bank says he's not listed on their approved list of firms. It seems we are left with no choice but to instruct a National Westminster Bank panel lawyer or retain our local solicitor and pay for a National Westminster Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you contains terms and conditions, one of which will be that lawyers will be on the National Westminster Bank approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank
Is it the case that all Pagham conveyancing solicitors on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
We had chosen conveyancers with offices in Pagham on the RBS solicitor approved list. They are now charging me a supplemental charge for dealing with the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. The charge is not dictated by RBS but by your Pagham conveyancing practitioner. Some firms on the RBS panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Pagham solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require quick conveyancing in Pagham as I have a deadline to complete in less than 2 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a home loan you are at liberty not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Pagham the following are examples of issues that can appear and therefore affect future mortgageability: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...
We are seeking to purchase a repossessed flat in Pagham and the bank selling would like to complete inside 28 days. Do conveyancing practitioners meet that timeframe? Would it be better to use a high street Pagham firm or an online company that advertises to offer speedy conveyancing?
Attend your Pagham high street. Pop in to 3 firms and request to see a conveyancing solicitor for an estimate. Set out your requirements and try and obtain a commitment on deadlines. Choose the one that comes across as most efficient. Make sure to select a property lawyer on the list of conveyancing practitioners who can act for your lender.