My mortgage broker has asked me for my Royston solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I obtain this. I have contacted my local Royston branch but they have not got back to me yet.
You are best placed to get this information from your Royston conveyancing practitioner . Most Royston conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My wife and I intend to remortgage our penthouse in Royston with Lloyds. We have a son approaching twenty who lives with us. Our solicitor requested us to identify 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 two questions (1) Is this form unique to the Lloyds conveyancing panel as he did not need to sign this form when we remortgaged 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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 used Stirling Law several years past for my conveyancing in Royston. Now, I need the documents but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Royston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Royston differ for newly converted properties?
Most buyers of new build property in Royston approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Royston usually buy 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 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 Royston or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Royston in advance of appointing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies will refuse to grant a loan on this type of house.
It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Royston. Conveyancing may be slightly more expensive based on your lender's requirements.