My mortgage broker has requested my Fishponds law firm’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have tried my local Fishponds branch but they have not got back to me yet.
Have you tried contacting your Fishponds property lawyer about this?. Most Fishponds conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
My partner and I intend to remortgage our flat in Fishponds with Principality. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the Principality conveyancing panel as he did not need to sign this form when we bought 5 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 Principality. This is solely used to protect Principality 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 Principality 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 wish to acquire a 3 bedroom flat in Fishponds with a homeloan from Skipton Building Society.We have a Fishponds conveyancing practitioner but Skipton Building Society informed us her practice is not listed on their approved list of firms. It seems we have no choice but to instruct a Skipton Building Society panel firm or retain our preferred solicitor and fork out for a Skipton Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Skipton Building Society approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society
The estate agent has sent us the confirmation of our purchase of a new build flat in Fishponds. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Fishponds
-
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I need to appoint a conveyancing solicitor for freehold conveyancing in Fishponds. I happened to discover a web site which seems to have the perfect solution If it is possible to get all this stuff completed via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My mum and dad are unable to locate their Fishponds property on the HM Land Registry site. They have a vague memory 48 years ago when they acquired the house there were complications with the post code not being recognised in some systems.
Nearly all premises in Fishponds should appear. Have you endevoured to search with just the postcode. Ordinarily it should identify all the premises within the postcode. Assuming the property is recorded it will show up with a title number. If they bought fifty years ago it's conceivable it may be not yet registered. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which could be with your parent’s lender.