My wife and I swapping mortgage lender for our maisonette in Framlingham with Clydesdale. We have a son 18 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 property is repossessed. I have a couple of concerns (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his rights 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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.
Can I use your services to recommend a Conveyancing solicitor in Framlingham even where I’m not purchasing or disposing of a house, for instance if I wish to buy a shop in Framlingham with a mortgage from Barclays ?
Our comparison service is predominantly utilised to locate residential conveyancing solicitors in Framlingham but we have recorded at the bottom of this page a few Framlingham commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Barclays
This question may be naive but I am new to the home moving as FTB of a two bedroom flat in Framlingham. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Framlingham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
We are getting the release of further funds on our home loan from Clydesdale as we intend to conduct renovations to our property in Framlingham. Do we need to appoint a bricks and mortar Framlingham solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale do not ordinarily appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I have a mortgage with Bank of Ireland for my property in Framlingham. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.
I'm purchasing a new build house in Framlingham benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this deal as it could affect my loan with Birmingham Midshires. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How straightforward is it to use your search facility to choose a conveyancing solicitor in Framlingham on the panel for my bank?
First select a lender such as HSBC Bank, Norwich and Peterborough Building Society or Nottingham Building Society then choose your preferred area a common one being Framlingham. Conveyancing firms in Framlingham and further afield will then be shown.