I am in need of a property lawyer. Do I opt for an internet conveyancer rather than a family Quedgeley conveyancing lawyer?
Established third party connections is an important consideration when appointing conveyancing lawyers. Quedgeley conveyancers often have long term relationships with financial advisers and agents, local authorities, surveyors and other conveyancing firms meaning you will move in shortest possible time. Hosting specialist experience in the local area is an advantage.
My fiance and I swapping mortgage lender for our flat in Quedgeley with Santander. 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Santander conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?
First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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'm spending time viewing houses in Quedgeley and I am now considering a potential offer. Should I already have a lawyer in place at this point? I am planning to take a home loan with TSB.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Quedgeley solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Our offer on a semi in Quedgeley has been accepted, the vendors do however have a tied purchase. The vendors have placed an offer on a flat, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Quedgeley. What do I do now? When should I get the mortgage application with Barclays started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Quedgeley conveyancing search charges, etc). First, you must check that your lawyer is on the Barclays conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market many purchasers would apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with searches.
How does conveyancing in Quedgeley differ for new build properties?
Most buyers of new build or newly converted property in Quedgeley contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Quedgeley usually purchase the real estate, 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 property lawyers 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 Quedgeley or who has acted in the same development.
I am using a search engine for the term conveyancing in Quedgeley it brings up numerous property lawyersin the area. How do I determine which is the right conveyancer for my move?
The preferential way of seeking the right conveyancer is through a trusted recommendation, so seek the opinion of friends and those you trust who have acquired a property in Quedgeley or the local estate agent or mortgage broker. Fees for conveyancing in Quedgeley differ, so it's advisable to secure at least four quotes from different companies. Be sure to obtain confirmation that the fees are fixed.