My partner and I intend to remortgage our penthouse in Shepton Mallet with Santander. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this document specific to the Santander conveyancing panel as he did not need to sign this form when we remortgaged 5 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 Santander 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 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.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Shepton Mallet so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for mortgage companies carry out all of the work via Royal Mail, internet or over the phone. This enables them to carry out the legal work for your home move regardless of where you live in England or Wales. However you can check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
Is there a list of Coventry BS panel solicitors in Shepton Mallet on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings visible online. If you are in need of a Shepton Mallet conveyancer on the Coventry BS please use our tool.
My partner and I have arranged a further advance on our mortgage from TSB as we intend to conduct improvements to our property in Shepton Mallet. Do we need to appoint a high street Shepton Mallet solicitor on the TSB conveyancing panel to handle the paperwork?
TSB would not normally appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
I recently had an offer agreed on an apartment in Shepton Mallet. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Soon after, the lawyer called me sheepishly admitting that they were not on the RBS 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 RBS 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.
The deeds to our home can not be found. The lawyers who did the conveyancing in Shepton Mallet 4 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Shepton Mallet differ for new build properties?
Most buyers of new build or newly converted property in Shepton Mallet come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Shepton Mallet tend to acquire the site, 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 property lawyers 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 used to new build conveyancing in Shepton Mallet or who has acted in the same development.
I am looking to sell my house. My past conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Shepton Mallet if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Shepton Mallet. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.