My husband and I intend to remortgage our penthouse in New Brighton with Yorkshire BS. We have a son approaching twenty 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, waiving any legal rights in the event that the property is repossessed. I have a couple of questions (1) Is this document specific to the Yorkshire BS 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?
First, rest assured that your Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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.
Is it the case that all New Brighton solicitor practices on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We have agreed to purchase a house in New Brighton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
As your lender is Leeds Building Society your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Leeds Building Society where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to New Brighton.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any New Brighton solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint New Brighton solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have been told that property searches are a common cause of delay in New Brighton conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in New Brighton.
How does conveyancing in New Brighton differ for new build properties?
Most buyers of new build residence in New Brighton contact us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in New Brighton tend to 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 used to new build conveyancing in New Brighton or who has acted in the same development.
How straightforward is it to use your search app to select a conveyancing lawyer in New Brighton on the approved list for my mortgage?
First select a bank such as National Westminster Bank, The Royal Bank of Scotland or TSB then specify your preferred area for example New Brighton. Conveyancing firms in New Brighton and further afield should be listed.
I have been searching for New Brighton competitive conveyancing fees. Can I be sure that all the New Brighton firms that are listed on your site are on the lender conveyancing panel?
The law firms on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a lender or a member of the public that the data about a specific New Brighton firm being on the mortgage company conveyancing panel is not accurate.