I'm in the process of switching my domestic loan to a BTL Santander mortgage. I have been informed by my broker that I need a solicitor for this. I had a chat my former Wells Next The Sea conveyancing firm who dealt with the legals when I previously purchased the property. The quote supplied of £575 plus disbursements has shocked me as its a remortgage than a sale or purchase.

The estimate does seem a little steep. Where you are willing to invest time scrutinising prices you might reduce the fees marginally by as much as a hundred pounds. That being said, providing that you were pleased with the service the firm gave you mightcome to regret choosing an an unknown conveyancer. If is important to check that the conveyancer can represent Santander. Do employ our search tool to locate a Wells Next The Sea conveyancing firm on the Santander conveyancing panel, which can often include conveyancing solicitors in Wells Next The Sea.

My husband and I intend to remortgage our maisonette in Wells Next The Sea with Virgin Money. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults 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 flat is repossessed. I have two questions (1) Is this form unique to the Virgin Money conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights 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 Virgin Money. This is solely used to protect Virgin Money 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 Virgin Money 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 require fast conveyancing in Wells Next The Sea as I am faced with an ultimatum to exchange contracts in less than one month. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are are a mortgage free purchaser you are at liberty not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Wells Next The Sea the following are examples of what can arise and adversely impact future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Road Schemes,...

I'm purchasing a new build house in Wells Next The Sea with the aid of help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my solicitor about the extras as it could affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My conveyancing in Wells Next The Sea completes next Friday, yet the couple I am buying from wants to vacate on the Saturday noon. Do I accept this?

It is not possible to complete on a Saturday due to the bank systems are not operating.