My financial adviser has requested my Caerwys law firm’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have contacted my local Caerwys branch but they don't know it.
The sensible thing to do is ask for this information from your Caerwys solicitor . Most Caerwys law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My partner and I changing mortgage lender for our flat in Caerwys with Lloyds. We have a son 18 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, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this document specific 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?
First, rest assured that your Lloyds 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 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.
My wife and I have recently appointed a conveyancing solicitor in Caerwys. I need to find out if they are accepted on the Bank of Ireland conveyancing panel. Could you assist?
The first thing you should do is call the solicitor and ask them whether they are on the lender panel. Alternatively please call Bank of Ireland who may be able to assist.
My partner and I are downsizing from our house in Caerwys and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Caerwys. We have lived in Caerwys for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I moved into my home on 9 January and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Caerwys said it would be recorded in less than a month. Are properties in Caerwys particularly slow to register?
There is nothing unique about conveyancing in Caerwys registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry need to notify any other persons or bodies. Currently roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration is effected once the buyer has moved in to the property thus an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Been reading online that Caerwys solicitors are more costly than Caerwys conveyancers in Caerwys when it comes to buying a property. So is it better if I use a conveyancer or a solicitor where I am buying a house in Caerwys.
When it comes to conveyancing in Caerwys the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.