Is the fact that my solicitor in Whiteley is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Whiteley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My fiance and I changing mortgage lender for our maisonette in Whiteley with Barclays. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document 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 questions (1) Is this document specific to the Barclays 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 Barclays. This is solely used to protect Barclays 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 Barclays 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.
There is lots of information on this site about conveyancing in Whiteley but what is your top tip for selecting the right conveyancer in Whiteley
It would be unwise to be swayed by the cheapest Whiteley conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am new to the house moving as FTB of a ground floor flat in Whiteley. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Whiteley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Whiteley conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Whiteley is the location of the property. What do you suggest?
Flying freeholds in Whiteley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whiteley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whiteley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to part with over three hundred thousand on a property in Whiteley I wish to talk to a solicitor regarding thehouse move in advance of appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Whiteley.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Whiteley should be the figure that you end up paying.
Am I better off to use a Whiteley conveyancing solicitor who is local to the property I am hoping to buy? An old friend can execute the conveyancing however his firm is located 300miles drive away.
The benefit of a local Whiteley conveyancing practice is that you can attend the office to execute documents, hand in your identification documents and pester them where appropriate. Having local Whiteley know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that should surpass using an unfamiliar Whiteley conveyancing lawyer just because they are based in the area.