My partner and I are refinancing our maisonette in Scunthorpe with HSBC. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the HSBC conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise 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 HSBC. This is solely used to protect HSBC 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 HSBC 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.
My wife and I have recently appointed a conveyancing solicitor in Scunthorpe. I I am struggling to find out if they are on the Norwich and Peterborough Building Society approved list of lawyers. Could you help?
The first thing to do is e-mail your lawyer and ask them if they are on the lender panel. Otherwise please get in touch with Norwich and Peterborough Building Society who may be able to help.
This question may be naive but I am new to the home buying as a 1st time buyer of a ground floor flat in Scunthorpe. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Scunthorpe?
On the day of completion you do not need to go to the conveyancers office in Scunthorpe. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Scunthorpe solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Scunthorpe postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Scunthorpe.
I have finally had an offer on an apartment in Scunthorpe accepted, the owners do nevertheless have a tied purchase. The vendors have offered on a flat, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Scunthorpe. What do I do now? At what stage should I apply for the mortgage with Principality?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Scunthorpe conveyancing search costs, etc). The first course of action is to ensure that your lawyer is on the Principality conveyancing panel. Regarding the next steps this very much depends on the specifics of your case, motivation for the property and on the state of the market. In a buoyant market some home buyers will apply for a home loan with Principality and pay for the valuation and only if it comes back ok would they pay their conveyancer to move forward with the conveyancing in Scunthorpe.
Are there restrictive covenants that are commonly identified as part of conveyancing in Scunthorpe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Scunthorpe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am 17 days into a freehold purchase having been referred to solicitors by the estate agent to handle our conveyancing in Scunthorpe. I am not happy. Can you help me find new solicitors?
A lawyer would have to be really bad in order to consider diss instructing them. Has your mortgage been sent? In the event that it has you will need to inform them of the new lawyer and ensure the offer are issued to the new lawyers. Your new conveyancer should be on the banks approved list to avoid supplemental charges and delays. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your conveyancing in Scunthorpe
Is it true that a Scunthorpe conveyancing company got sued by a client for not carrying out the appropriate conveyancing searches?
We are not aware of such a Scunthorpe conveyancing claim but according to a recent report, clients purchasing a home elsewhere in England successfully won a case against their conveyancing practitioner due to development permission to build a wind farm failing to be identified in conveyancing searches.
If you are buying in Scunthorpe It is essential that your conveyancing practitioner purchase all Scunthorpe conveyancing searches necessary to ensure you have accurate and up to date information before acquiring a property.