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Find a St Annes Park Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in St Annes Park? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your St Annes Park home move at risk of delay or failure.

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Recently asked questions about conveyancing in St Annes Park

My partner and I are refinancing our apartment in St Annes Park with Aldermore. We have a son approaching twenty who lives with us. 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 apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Aldermore conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

First, rest assured that your Aldermore 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 Aldermore. This is solely used to protect Aldermore 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 Aldermore 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.

As someone unfamiliar with conveyancing in St Annes Park what is the number one tip you can impart concerning the ownership transfer in St Annes Park

Not many law firms shout this from the rooftops but conveyancing in St Annes Park and elsewhere in Bristol is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the legal transfer of property. For example, the seller, property agent and sometimes the bank. Choosing a law firm for your conveyancing in St Annes Park should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to look after your legal interests and to protect you.

Sometimes a third party with a vested interest may try and sway you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your conveyancer is slow. Or your financial adviser may advise you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.

The St Annes Park conveyancing lawyers that I appointed last week on my house acquisition in St Annes Park have suddenly closed. I chose them because I needed a lawyer on the Principality conveyancing panel and my preferred St Annes Park lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?

If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

Will our conveyancer be asking questions regarding flooding during the conveyancing in St Annes Park.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in St Annes Park. There are those who acquire a house in St Annes Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in St Annes Park. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to discover whether the premises has historically flooded. If the residence has been flooded in past which is not disclosed by the owner, then a purchaser could issue a legal claim for losses stemming from an misleading reply. A buyer’s conveyancers may also carry out an environmental search. This should reveal whether there is any known flood risk. If so, more detailed inquiries should be initiated.

I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in St Annes Park for a purchase of a leasehold flat 12 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Annes Park conveyancing specialists.

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