My husband and I intend to remortgage our apartment in Robertsbridge 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 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 apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Santander conveyancing panel as he did not need to sign this form when we purchased 5 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.
Do all mortgage companies provide you with an approved list of Robertsbridge conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?
Robertsbridge conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
I have been referred to a conveyancing solicitor in Robertsbridge. I I am struggling to find out if they are on the Accord Mortgages Ltd conveyancing panel. Can you or the lender confirm if they are on the panel?
The first thing you should do is phone your solicitor and ask them whether they are on the lender panel. Alternatively you should call Accord Mortgages Ltd who may be able to help.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Robertsbridge. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in September. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most mortgage companies would take a practical view as this obligation principally exists to identify the purchase and immediately sell or the quick reselling of properties.
Are all Robertsbridge Conveyancing Quality Solicitors on the Nationwide conveyancing panel?
A selection of lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
After weeks of negotiation I have agreed a price on an apartment in Robertsbridge. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £175. A couple of days later, the conveyancer contacted me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Robertsbridge I like with amenity areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Robertsbridge for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
Is it best to appoint a Robertsbridge conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can execute the conveyancing however they are based a couple of hundredkilometers drive away.
The primary upside of using a high street Robertsbridge conveyancing firm is that you can visit the firm to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Robertsbridge know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must trump using an unknown Robertsbridge conveyancing lawyer just because they are based in the area.