My partner and I intend to remortgage our maisonette in Weston super Mare with Coventry BS. We have a son 19 who lives with us. Our solicitor has asked us to disclose 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 property is repossessed. I have a couple of concerns (1) Is this form unique to the Coventry BS conveyancing panel as he never had 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?
First, rest assured that your Coventry BS 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 Coventry BS. This is solely used to protect Coventry 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 Coventry 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.
we are a couple who are purchasing a newbuild apartment in Weston super Mare with a loan from Norwich and Peterborough Building Society.We like our Weston super Mare conveyancing lawyer but Norwich and Peterborough Building Society says his firm is not listed on their "panel". It seems we are left with little choice but to instruct a Norwich and Peterborough Building Society panel firm or keep our local solicitor and pay for one of their panel ones 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 various provisions, a common one being that solicitors must be on the Norwich and Peterborough Building Society approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose 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 Norwich and Peterborough Building Society
When it comes to lenders such as HSBC, do Weston super Mare lawyers face a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We had selected conveyancing lawyers locally in Weston super Mare on the Yorkshire BS solicitor panel. They have just invoiced me a separate amount for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Yorkshire BS but by your Weston super Mare conveyancer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I am expecting a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Weston super Mare solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Weston super Mare solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I am buying a property and the solicitor has identified Chancel Repair for which the property could be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Weston super Mare
Unless a previous purchase of the house took place post 12 October 2013 you can take it that lawyers handling conveyancing in Weston super Mare to remain encouraging a chancel search and or insurance against a claim.
The deeds to our house are lost. The conveyancers who handled the conveyancing in Weston super Mare 5 years ago are no longer around. What do I do?
You no longer need to hold title deeds to establish that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I am downsizing from my property. My previous lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Weston super Mare if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Weston super Mare. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.