I am getting a mortgage with Nat West. I intend to enlist the help of a Licensed Conveyancer in Astwood Bank. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My husband and I intend to remortgage our apartment in Astwood Bank with Nationwide. 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 apartment is repossessed. I have a couple of concerns (1) Is this document specific to the Nationwide conveyancing panel as he did not need to sign this form when we remortgaged 3 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 Nationwide 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a local conveyancing solicitor in Astwood Bank?
You should check but the chances are that allocate you one of their panel solicitors if you want the "fee-free" incentive. Contact the mortgage company to check if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Astwood Bank.
Have just purchased a probate house at auction in Astwood Bank. Conveyancing is needed. What happens now?
Having exchanged you must find a conveyancing solicitor quickly as you now have a fast approaching a fixed date to complete the purchase. All auction property will have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to the conveyancer instructed by you at the earliest opportunity. Do make sure that your finances are in order to complete the transaction on the set completion date.
Are all Astwood Bank Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved practices?
A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We previously selected conveyancers locally in Astwood Bank on the Leeds Building Society solicitor panel. They have just billed me a further sum for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. The charge is not set by Leeds Building Society but by your Astwood Bank conveyancer. Plenty of firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.
I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Astwood Bank for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can carry out 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 Astwood Bank conveyancing specialists.
In searching the internet for the phrase on line conveyancing in Astwood Bank it shows results of numerous solicitorslocally. With so much choice what is the best way to find the suitable solicitor for me?
The preferential way of choosing the right conveyancer is through a trusted referral, so seek the counsel of friends and family who have purchased a property in Astwood Bank or a local estate agent or financial adviser. Charges for conveyancing in Astwood Bank vary, so it's advisable to secure at least three fee estimates from varying types of property lawyers. Dont forget to clarify that the charges are guaranteed not to escalate.