My wife and I swapping mortgage lender for our flat in Sherborne with Leeds Building Society. We have a son 18 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 flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Leeds Building Society conveyancing panel as he did not need to sign this form when we bought 3 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 Leeds Building Society. This is solely used to protect Leeds Building Society 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 Leeds Building Society 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 mortgage company has suggested a law firm on their panel based in Sherborne but I would rather instruct a conveyancing lawyer in Sherborne or nearer to where I live. Can you help?
Far from all Sherborne conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to choose a Sherborne conveyancing firm on the on the mortgage company panel.
Is it correct that all Sherborne CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Two weeks ago we had a mortgage agreed in principle with UBS. Sherborne conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My husband and I are in the throws of looking at flats in Sherborne and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I am planning to take a home loan with Aldermore.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
Should commercial conveyancing searches disclose impending roadworks that may impact a commercial estate in Sherborne?
Its becoming the norm that commercial conveyancing solicitors in Sherborne will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Sherborne. The report provides 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 Sherborne.
For every commercial conveyancing transaction in Sherborne it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Sherborne commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Sherborne.
My step-father has recommend that I appoint his conveyancing solicitors in Sherborne. Should I choose my own solicitor?
No doubt it’s preferable to select a conveyancing solicitor is to seek feedback from friends or relatives who have actually previously instructed the solicitor you're contemplating using.
How easy is it to change a solicitor as I need to find a Sherborne based firm who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet appointed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Sherborne that you're thinking of instructing.