My husband and I swapping mortgage lender for our maisonette in Henlow with RBS. 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 reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we purchased 3 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 RBS 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 RBS. This is solely used to protect RBS 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 RBS 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.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather appoint a local conveyancing solicitor in Henlow?
Do check but the the likelihood is that appoint one of their panel lawyers if you take up the "fee-free" deal. Speak to the lender to determine if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Henlow.
This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Henlow. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Henlow?
On the day of completion you will not be required to attend the conveyancers office in Henlow. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
Is it correct that all Henlow CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved practices?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
We previously selected conveyancing lawyers based in Henlow on the Nottingham solicitor approved list. They have just invoiced me an additional amount for handling the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not set by Nottingham but by your Henlow solicitor. Numerous firms on the Nottingham panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.
I need some quick conveyancing in Henlow as I am faced with pressure to sign on the dotted line within 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you are at free not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Henlow the following are examples of issues that can be revealed and therefore impact the marketability of the property: Enforcement Notices, Outstanding Charges, Overdue Grants, Railway Schemes,...
My wife and I have recently appointed a conveyancing solicitor in Henlow. I I would like to check if they are listed on the lender's approved list of lawyers. Could you help?
One option is to contact your solicitor to enquire if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. If they are not on the conveyancing panel we we can help find a quality conveyancing solicitor in Henlow on the panel for your lender.