We are buying a 1 bedroom apartment in Wells Next The Sea with a mortgage. We like our Wells Next The Sea conveyancer, however the lender advise he's not on their "panel". It appears that we have little option but to select one of the lender panel solicitors or continue with our Wells Next The Sea conveyancing practitioner as well as pay for one of their panel firms to act for them. We consider that this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Wells Next The Sea conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I intend to remortgage our penthouse in Wells Next The Sea with Nottingham. 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 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 repossessed. I have two concerns (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Nottingham 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 Nottingham. This is solely used to protect Nottingham 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 Nottingham 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.
Are the Wells Next The Sea conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Wells Next The Sea conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
My partner and I are selling our property in Wells Next The Sea and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Wells Next The Sea conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Wells Next The Sea. Having lived in Wells Next The Sea for many years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am looking into buying my first house which is in Wells Next The Sea and I am already nervous. I couldn't find anything specific about Wells Next The Sea. Conveyancing will be needed in due course but do you know about the Wells Next The Sea area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Wells Next The Sea. In the meantime here are some basic statistics that we found