My partner and I intend to remortgage our penthouse in Fulwood and Elston with Skipton. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Skipton conveyancing panel as he never had 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?
First, rest assured that your Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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're in Fulwood and Elston, First timers buying with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am purchasing a 3 bedroom semi in Fulwood and Elston. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve checks to see if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Fulwood and Elston will on occasion reveal restrictions in the title documents which restrict categories of works or necessitated the consent of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Is it correct that all Fulwood and Elston CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved solicitors?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Is it the case that all Fulwood and Elston solicitors on the Kent Reliance conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
How does conveyancing in Fulwood and Elston differ for newly converted properties?
Most buyers of new build premises in Fulwood and Elston approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Fulwood and Elston typically purchase the site, 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 conveyancers 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 Fulwood and Elston or who has acted in the same development.
I am four weeks into a leasehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Fulwood and Elston. I am am very disappointed with the level of service. Could you help me find new solicitors?
They would have to be very poor to suggest replacing them. Has the loan offer been issued? If so you must advise them of the new solicitor and ensure the loan are re-issued. Your conveyancer needs to be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a lender approved conveyancer for your conveyancing in Fulwood and Elston