My wife and I changing mortgage lender for our apartment in East Harling with Aldermore. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 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 apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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 Solicitor in East Harling has never been on on the Bank of Ireland Conveyancing Panel. Is it possible for me to use my family solicitor even though they are not on the Bank of Ireland panel?
Your options are as follows:
- Complete the purchase with your existing East Harling solicitors but Bank of Ireland will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing charges and cause delays.
- Find an alternative solicitor to to deal with the purchase, not forgetting to check they are Convince your conveyancer to use their best endeavours to join the Bank of Ireland conveyancing panel
I just acquired a house at auction in East Harling. Conveyancing is necessary. What happens now?
Now that you are exchanged you should retain a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the conveyancing. An auction property should have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to the conveyancer working for you ASAP. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
How can we know in advance if a East Harling conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in East Harling obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
After months of negotiation I have agreed a price on an apartment in East Harling. My financial adviser suggested a lawyer. I paid an on account payment of £225. Shortly after, the property lawyer contacted me to say that they were not on the Barclays 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 Barclays 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.
How does conveyancing in East Harling differ for new build properties?
Most buyers of new build premises in East Harling approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in East Harling tend to buy 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 accustomed to new build conveyancing in East Harling or who has acted in the same development.
My husband and I are new on the property ladder - agreed a price, yet the agent advised that the vendor will only move forward if we instruct the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in East Harling
It is unlikely the sellers are behind this. Should the owner desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they understand (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted East Harling conveyancing lawyers - as opposed tothose that will earn their estate agent a introducer fee or hit his conveyancing thresholds pre-set by senior management.