At long last a mortgage offer from HSBC for the refinancing of my 2 room maisonette is due any day now. Could you recommend a cheap conveyancing solicitor in Northam?
You have come to the wrong place to search for a cheap conveyancing in Northam. We can offer you cost effective conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by brokers teasing you with £99 conveyancing in Northam. In your best case scenario, in deciding on cheap conveyancing, you will get your money’s worth and at worst you will end up paying a lot in additional fees and still not end up with the service expected.
My wife and I intend to remortgage our apartment in Northam with Clydesdale. We have a son 19 who lives at home. Our solicitor requested us to identify 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 apartment is repossessed. I have two concerns (1) Is this form unique to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 4 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 Clydesdale 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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 banks and building societies provide you with an approved list of Northam conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Northam conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I am purchasing a terraced house in Northam. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Northam you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Northam.
Is it the case that all Northam solicitor firms on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
We are getting a further advance on our mortgage from RBS as we wish to conduct a loft conversion to our house in Northam. Are we obliged to choose a high street Northam solicitor on the RBS conveyancing panel to deal with the legals?
RBS would not normally appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I am buying a property in Northam. An unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Northam.
How does the Landlord & Tenant Act 1954 affect my business property in Northam and how can your lawyers assist?
The 1954 Act affords protection to commercial lessees, granting the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Northam