My partner and I are hoping to buy a home in Saltney and have instructed a Saltney conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Skipton Building Society have this afternoon contacted us to advise us that there is now an issue as our Saltney conveyancer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Saltney lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My fiance and I intend to remortgage our maisonette in Saltney with HSBC. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this document specific to the HSBC conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this extinguish his rights 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 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.
What is the optimum way to check that the solicitor handling my conveyancing in Saltney is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Coventry Building Society thus paying £175.00 in further legal fees.
Please do take advantage of the search tool on this web page. Pick the lender and type ‘Saltney’ or your preferred area and you will discover numerous conveyancers offices in Saltney or nearest you.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Saltney?
There are many recorded licenced Conveyancers in Saltney and Solicitor firms in Saltney to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We have a mortgage agreed in principle with Virgin Money. Saltney conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money conducted the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My partner and I are spending time looking at apartments in Saltney and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I will be getting a home loan with RBS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I require quick conveyancing in Saltney as I am faced with a deadline to sign on the dotted line in less than one month. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Saltney the following are instances of issues that can arise and therefore impact market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
My husband and I are new on the property ladder - had an offer accepted, but the selling agent told us that the seller will only issue a contract if we use the agent's recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Saltney
It is improbable the sellers are behind this. Should the seller require ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Contact the sellers directly and explain that (a)you are genuine purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your preferred Saltney conveyancing solicitors - not the ones that will provide their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by senior management.