My partner and I intend to remortgage our flat in Bispham with Santander. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the Santander conveyancing panel as he did not need to sign this form when we purchased 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 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.
Can you explain why leasehold purchase conveyancing in Bispham is more expensive?
The conveyancing charges on a leasehold premises in Bispham is frequently greater as compared to a freehold transaction. This is because there is an amount of supplemental work necessary in dealing with the landlord and managing agents to collate the information concerning whether the rent and service charges have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Bispham. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 24/1/2026, the requirements read as follows :
What is your number one tip for choosing a conveyancing solicitor in Bispham
Do not opt for the lowest Bispham conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Is it correct that all Bispham CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Is there a list of Clydesdale panel conveyancers in Bispham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings visible on the web. Where you are seeking to appoint a Bispham conveyancer on the Clydesdale please use our tool.
What can a local search tell me concerning the property we're buying in Bispham?
Bispham conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Bispham conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
How do I use the search facility to get a costs illustration from a conveyancing solicitor in Bispham on the panel for my mortgage?
First choose a mortgage company such as Nationwide Building Society, Barnsley Building Society or Clydesdale then specify your preferred area for instance Bispham. Conveyancing organisations in Bispham and beyond will then be identified.