My partner and I are looking to buy a house in Mevagissey and are in fact using a Mevagissey conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this morning contacted us to inform me that they have now hit a problem as our Mevagissey lawyer is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Mevagissey lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My husband and I are refinancing our flat in Mevagissey with Co-operative. We have a son 19 who lives at home. Our solicitor requested us to identify 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, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the Co-operative 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 Co-operative 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 Co-operative. This is solely used to protect Co-operative 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 Co-operative 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 locate a Conveyancing solicitor in Mevagissey even if I’m not buying or selling a house, for instance where I intend to acquire an office in Mevagissey with a mortgage from Barclays Direct?
Our comparison service is predominantly used to locate residential conveyancing solicitors in Mevagissey but we have recorded at the bottom of this page some Mevagissey commercial conveyancing firms. You will need to speak with the company directly to check if they are also authorised to represent Barclays Direct
I have 7378 less than 75 years unexpired on my lease and require a lease extension for my apartment in Mevagissey. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 2/12/2018 the requirements read as follows :
My a decade ago. He has since got wed, divorced and in recent months got remarried. He will be marketing the flat in a couple of months. I suspect that he will just be requested to supply copies of his marriage certificates to the lawyer however he is concerned it will frustrate the home move. Is it worth updating the land title details for the house?
It is not absolutely necessary to bring up to date the title for the property as long as you have the evidence needed to show how the change of name occurred.
Any purchaser’s solicitor should check the land registry details and requisition evidence by way of proof of the change of name for example marriage certificates.