Is the fact that my conveyancer in Queen's Park is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Queen's Park conveyancing practice and enquire why they are no longer on the approved list for your bank.
My fiance and I changing mortgage lender for our maisonette in Queen's Park with Yorkshire BS. We have a son approaching twenty 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, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this extinguish his rights 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 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.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to use a Queen's Park based conveyancing firm?
You should check but the chances are that give you one of their panel solicitors should you want the "fee-free" deal. Contact the bank to see if they make available a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Queen's Park.
The deeds to our property are lost. The solicitors who did the conveyancing in Queen's Park 5 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I opted to have a survey completed on a property in Queen's Park in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend not give a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Queen's Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Queen's Park to see if the conveyancing will be more expensive.
In scouring the world wide web for the term conveyancing in Queen's Park it brings up many conveyancerslocally. How do I determine which is the suitable conveyancing solicitor for me?
The ideal method of seeking a suitable conveyancer is via personal recommendation, so seek the opinion of friends and those you trust who have purchased a property in Queen's Park or the local estate agent or financial adviser. Costs for conveyancing in Queen's Park vary, so it's advisable to obtain at least three quotes from different conveyancers. Be sure to obtain confirmation that the costs are guaranteed not to escalate.