My husband and I are refinancing our flat in Loddon with Santander. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Santander conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his entitlement to inherit the property?
First, rest assured that your Santander 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 Santander. This is solely used to protect Santander 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 Santander 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 Solicitor in Loddon is not listed on the Leeds Building Society Solicitor Panel. Can I still retain my family solicitor notwithstanding that they are not on the Leeds Building Society approved list?
The limited options open to you here include:
- Complete the purchase with your preferred Loddon solicitors but Leeds Building Society will need to use a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing charges as well as result in delays.
- Choose a new lawyer to act in the conveyancing, obviously checking they are Persuade your conveyancer to do everything within their powers to join the Leeds Building Society conveyancing panel
There are numerous conveyancing solicitors in Loddon but how do I know who's good?
Do not opt for the cheapest Loddon conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am due to move property in May. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Loddon. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you will need to pick up the house keys from your estate agent however this can only happen after the vendors conveyancers inform the agent that they have the completion monies and the keys can be collected. After that you will need to advise the removal men that they can start moving you in. We do not recommend a specific removal company but can help you find a conveyancing in Loddon or a legal practice with expertise in conveyancing in Loddon.
I'm spending time looking at apartments in Loddon and I am about to put in an offer. Should I already have a lawyer appointed at this point? I will be getting a mortgage with TSB.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are seeking a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Loddon?
Many commercial conveyancing solicitors in Loddon will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Loddon. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Loddon.
For every commercial conveyancing transaction in Loddon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Loddon commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Loddon.
How does conveyancing in Loddon differ for newly converted properties?
Most buyers of new build property in Loddon contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because developers in Loddon usually purchase the site, 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 property lawyers 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 accustomed to new build conveyancing in Loddon or who has acted in the same development.
I am using a search engine for the words cheap conveyancing in Loddon it reveals many solicitorsin the vicinity. How do I determine which is the right property lawyer for me?
The best method of seeking the right conveyancer is via trusted referral, so enquire of colleagues and those you trust who have purchased a property in Loddon or the respected estate agent or mortgage broker. Charges for conveyancing in Loddon vary, so it's advisable to secure at least three costs illustrations from varying types of law firms. Be sure to secure confirmation that the fees are fixed.