My fiance and I intend to remortgage our penthouse in Grappenhall with HSBC. We have a son 19 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have two concerns (1) Is this form unique to the HSBC conveyancing panel as he never had to sign this form when we bought 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 HSBC 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 HSBC. This is solely used to protect HSBC 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 HSBC 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 lenders provide you with an approved list of Grappenhall conveyancing solicitors? How do you know who is on the Lloyds conveyancing panel?
Grappenhall conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
When it comes to mortgage companies such as TSB, do Grappenhall property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Can you point me to a directory of Aldermore panel solicitors in Grappenhall on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings open the public online. Where you are in need of a Grappenhall solicitor on the Aldermore please make the most of our tool.
We have a mortgage agreed in principle with Yorkshire BS. Grappenhall conveyancing solicitors have been instructed. How long does it take for Yorkshire BS to send the offer to the lawyer?
Some lenders take longer than others. Have Yorkshire BS conducted the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My friend recommended that if I am buying in Grappenhall I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Grappenhall conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Grappenhall around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Grappenhall.
I used Wolstenholmes several years ago for my conveyancing in Grappenhall. I now require my papers but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Grappenhall of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In scouring the world wide web for the term cheap conveyancing in Grappenhall it reveals many conveyancerslocally. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The preferential method of finding a suitable conveyancer is through a trusted referral, so ask friends and family who have acquired a property in Grappenhall or the reputable estate agent or mortgage broker. Charges for conveyancing in Grappenhall differ, so it's advisable to obtain at least three fee estimates from varying types of law firms. Make sure that you clarify that the fees are fixed.