I am obtaining a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Hunstanton. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are refinancing our maisonette in Hunstanton with Barclays. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (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.
My Conveyancer in Hunstanton has never been on on the Bank of Scotland Conveyancing Panel. Can I still use my prefered solicitor even though they are excluded from the Bank of Scotland list of approved lawyers?
Your options are as follows:
- Carry on with your existing Hunstanton lawyers but Bank of Scotland will need to retain a solicitor on their panel. This will inevitably rack up the overall legal charges and result in frustration.
- Choose an alternative lawyer to act in the conveyancing, remembering to check they are on the Bank of Scotland panel
How does conveyancing in Hunstanton differ for new build properties?
Most buyers of new build or newly converted property in Hunstanton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Hunstanton typically acquire the real estate, 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 Hunstanton or who has acted in the same development.
Given that I am about to part with over three hundred thousand on 3 bedroom house in Hunstanton I would like to have a conversation with the lawyer about myhouse move before instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your conveyancing in Hunstanton.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Hunstanton should be the amount on the final invoice that you end up paying.