My fiance and I are refinancing our penthouse in Acle with . We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two questions (1) Is this document specific to the conveyancing panel as he did not need to sign this form when we remortgaged 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 . This is solely used to protect 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 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.

We decided to purchase a newbuild flat in Acle with a homeloan from .We like our Acle conveyancing solicitor but informed us she’s not on their approved list of firms. It seems we are left with little choice but to instruct a panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that solicitors must be on the solicitor panel. Until recently, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for

Are all Acle Conveyancing Quality Solicitors on the conveyancing panel?

It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with . I assume I don't need a Acle on the panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your 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 mortgage from the register. , 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:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Acle is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some quick conveyancing in Acle as I have pressure to sign on the dotted line inside one month. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to do searches although no solicitor would advise that you don't. With plenty of history conveyancing in Acle the following are instances of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...

I see that you have a search directory listing solicitors on the bank conveyancing panel. Do Acle conveyancing companies pay you a commission if I appoint them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Acle.