My fiance and I changing mortgage lender for our flat in Marlow with Principality. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two questions (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we remortgaged 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.
At what point does exchange of contracts occur in sale conveyancing in Marlow and am I required to be at the solicitors branch?
If you are local to our conveyancing solicitors in Marlow you are invited in to sign the paperwork. However, the firms we recommend provide a countrywide conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the sale agreement is not when everything is set in stone. A signed contract simply enables the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Marlow)to be in the office available at the end of the phone to exchange contracts.
We are aiming to move home in October. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Marlow. Conveyancing solicitor was chosen before I stumbled across this page.
On the day of completion you will need to collect the keys from your selling agent however this can only take place once the vendors lawyers advise the agent that they have the completion monies and the keys can be collected. Subsequently you will need to tell the removal company that you are ready to move in. We do not recommend a particular removal company but can help you locate a residential property solicitor in Marlow or a legal practice with expertise in conveyancing in Marlow.
The formalities of my purchase has taken place for my property in Marlow. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Marlow solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should my solicitor be asking questions concerning flooding as part of the conveyancing in Marlow.
Flooding is a growing risk for conveyancers carrying out conveyancing in Marlow. There are those who purchase a property in Marlow, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Marlow. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser could bring a compensation claim as a result of such an misleading reply. A buyer’s solicitors will also order an environmental search. This should indicate whether there is any known flood risk. If so, further inquiries should be conducted.
I am thinking of appointing a conveyancing lawyer in Marlow for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.
I have read on various online forums that before selecting a conveyancing lawyer they need approved by your bank. I am first time buyer with but I have an offer in principle with Birmingham Midhshires and I already have a local conveyancing solicitor in Marlow at the ready. Can Halifax need an approved solicitor to be instructed? If so, where can I find that list for my conveyancing in Marlow?
You need to choose a solicitor that is on the Halifax panel. Just telephone your chosen Marlow conveyancing solicitor to check if they are on the Halifax panel. If they are not on the panel you have numerous alternatives open to you here:
- Carry on with your existing Marlow conveyancer but Halifax will undoubtedly retain a conveyancer from their approved list. This will result in additional cost together with probable delay.
- Choose a new lawyer to conduct the conveyancing, not forgetting to check that they are on the Halifax conveyancing panel.
- Convince your lawyer to do everything possible to get accepted on the Halifax panel of solicitors.