My partner and I swapping mortgage lender for our flat in Sydenham with Lloyds. 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. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this form unique to the Lloyds conveyancing panel as he did not need to sign this form when we purchased 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 Lloyds. This is solely used to protect Lloyds 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 Lloyds 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.
I am planning to acquire a property and require a conveyancing solicitor in Sydenham who is on the The Mortgage Works conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Sydenham. We dont recommend any particular firm.
My wife and I are purchasing a property in Sydenham. It might be a silly question but how we can trust a lawyer? At some point we will need to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a AIP from Lloyds 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 Lloyds recommend any Sydenham solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Sydenham solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Santander have agreed my mortgage in principle, my bid on a property in Sydenham has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Telephone Santander or your financial adviser and finish off any appropriate documentation. Santander will instruct a valuer who will get in contact with the estate agent or seller to book a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Santander will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sydenham.
I understand that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Sydenham? or I am told that there is an ancient law that means some homeowners residing in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Sydenham?
Unless a prior purchase of the property took place post 12 October 2013 you can expect solicitors handling conveyancing in Sydenham to continue to advocate a chancel search and or chancel repair liability insurance.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who dealt with the conveyancing in Sydenham 10 years ago have long since closed. What are my next steps?
As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, find your property and secure up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
My husband and I are novice buyers - agreed a price, but the estate agent told us that the seller will only move forward if we use their preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Sydenham
It is improbable the vendors are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to use your preferred Sydenham conveyancing firm - rather thanthose that will earn their negotiator at the agency a referral fee or meet his conveyancing figures demanded by corporate headquarters.