Me and my fiance are purchasing a 3 bedroom flat in Borehamwood with a mortgage. We would like to retain our Borehamwood conveyancer, however the mortgage company says he's not on their "panel". It seems we have no option but to appoint one of the lender panel solicitors or keep our Borehamwood lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Borehamwood conveyancing lawyer to apply to be on the conveyancing panel.
My fiance and I are refinancing our flat in Borehamwood with RBS. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the RBS conveyancing panel as he did not need to sign this form when we bought 5 years ago (2) Does our son by signing this compromise his entitlement 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 RBS. This is solely used to protect RBS 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 RBS 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.
I require expedited conveyancing in Borehamwood as I am faced with an ultimatum to complete within one month. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Borehamwood the following are examples of issues that can crop up and therefore affect market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
My brother has recommend that I appoint his conveyancing solicitors in Borehamwood. Should I choose my own conveyancer?
There are no two ways about it the best way to choose a conveyancing lawyer is to seek recommendations from friends or family who have actually previously instructed the firm you're are thinking of instructing.
If instructed can a conveyancer remove someone from the title of my property in Borehamwood ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner