My husband and I are refinancing our maisonette in Frenchay with UBS. We have a son 18 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have two concerns (1) Is this document specific to the UBS conveyancing panel as he never had to sign this form when we purchased 4 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 UBS. This is solely used to protect UBS 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 UBS 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.

What is the first thing I need to know concerning purchase conveyancing in Frenchay?

You may not hear this from too many lawyers but conveyancing in Frenchay or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the legal transfer of property. For example, the seller, estate agent and on occasion a lender. Appointing a law firm for your conveyancing in Frenchay should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to protect your best interests and to keep you safe.

Every so often a potential adversary may try and convince you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by suggesting your conveyancer is wrong. Or your financial adviser may advise you to do something that is contrary to your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What is the difference between a licensed conveyancer and conveyancing solicitor in Frenchay

Two types of professional can execute conveyancing in Frenchay namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or acquisition of property. They are both obliged to perform Frenchay conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly administered and that all requisite procedures will be appropriately followed.

Are all Frenchay Conveyancing Quality Solicitors on the Principality conveyancing list of approved solicitors?

A selection of banks and building societies now make use of CQS as the kick off 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 solicitors wishing to remain on their panels.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Frenchay building society branch on various occasions and was reassured it wasn't an issue and they would lend. My Frenchay conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. I simply don't know who is right.

As long as the conveyancing practitioner is on the bank approved list, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

What tools are available to identify a Frenchay law firm on the The Royal Bank of Scotland conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the lawyer.

Feel free to make use of the facility on this website. Please choose the lender and your location and you will see a number of Frenchay conveyancing lawyers located nearest you. We have listed some Frenchay conveyancing firms towards the end of this page and you can telephone them to verify if they are on the The Royal Bank of Scotland approved list

My boyfriend is purchasing a leasehold flat in Frenchay. He was given a quote by the solicitor connected to the estate agents totaling £1275 . It was ten years ago since I sold and purchased a property and the fee was £600. Have costs really escalated to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Frenchay searches, land registry fees, etc)