My wife and I are planning to purchase a property in Childwall and have appointed a Childwall conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Chelsea Building Society have this evening contacted us to inform me that they have now hit a problem as our Childwall conveyancer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Childwall solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
My fiance and I intend to remortgage our maisonette in Childwall with Virgin Money. We have a son 18 who lives with us. 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 apartment is repossessed. I have a couple of concerns (1) Is this form unique to the Virgin Money conveyancing panel as he never had to sign this form when we bought 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 Virgin Money 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 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.
Do I have to pop into the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Childwall so that I can pop in to their offices if necessary.
Most approved lawyers for lenders undertake all of the work through the post, e-mail or over phone calls. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if needed.
This question may be naive but I am new to the house moving as FTB of a two bedroom flat in Childwall. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will appoint a local conveyancing solicitor in Childwall?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you should be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
A relative pointed out to me me that in buying a property in Childwall there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Childwall which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Childwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Childwall solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I am looking to sell my house. My previous lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Childwall if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Childwall. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
We're novice buyers - had an offer accepted, but the estate agent told us that the seller will only move forward if we appoint their preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Childwall
It is unlikely the sellers are driving this. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated purchaser is likely to cause more damage than good. Contact the sellers directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your preferred Childwall conveyancing lawyers - not the ones that will give their estate agent a kickback or meet his conveyancing figures demanded by senior management.