My wife and I intend to remortgage our flat in Earl Shilton with Nationwide. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. 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 a couple of concerns (1) Is this document specific to the Nationwide conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right 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 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.
Finally the sale completed on my house in Earl Shilton last September yet the purchaser is whats apping every few hours to moan that his conveyancer is waiting to hear from mine. What should have happened now that I have sold?
Post completion of your house sale your lawyer should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been discharged to the buyers solicitors. There are no post completion formalities unique to conveyancing in Earl Shilton.
My brother-in-law has suggested I instruct a conveyancing solicitor in Earl Shilton. I need to find out whether they are accepted on the Skipton Building Society approved list of lawyers. Can you help?
You should e-mail the lawyer and enquire if they can act for the lender. Alternatively you should call Skipton Building Society who may be able to confirm.
I'm the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Earl Shilton. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the house in June. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the lender as this requirement is chiefly there to identify subsales or the quick reselling of property.
I was told four weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Earl Shilton is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on a flat in Earl Shilton agreed to, the sellers do however have a tied purchase. The owners have offered on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Earl Shilton. What do I do now? At what point should I apply for the mortgage with Santander?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Earl Shilton conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Santander approved list. Regarding the next phase this very much depends on the specifics of your case, desire for the property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Santander and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
How does conveyancing in Earl Shilton differ for new build properties?
Most buyers of new build property in Earl Shilton contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Earl Shilton typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Earl Shilton or who has acted in the same development.
I am looking for a conveyancing practitioner in Earl Shilton for my remortgage. Is it possible to review a firm’s complaints history with the profession’s regulator?
You may search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training purposes.