My husband and I intend to remortgage our apartment in Wembley with RBS. We have a son 19 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 property is repossessed. I have two concerns (1) Is this document specific to the RBS 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?
First, rest assured that your RBS 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 RBS. This is solely used to protect RBS 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 RBS 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 have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to instruct a Wembley based conveyancing firm?
You should check but the the likelihood is that allocate you one of their panel lawyers if you want the "fee-free" incentive. Contact the bank and ask if they make available a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Wembley.
I am due to move property in September. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Wembley. Conveyancing solicitor was found before I stumbled across this website.
On the day of completion you will need to collect the keys from the estate agent but this should only occur after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should advise the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you locate a conveyancing in Wembley or a solicitor that specialises in conveyancing in Wembley.
I happen to be the sole recipient of my late father’s will and I have everything in my name now, including the my former home in Wembley. The Wembley property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many lenders would take a practical view as this provision primarily exists to capture subsales or the quick reselling of properties.
Is it the case that all Wembley CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I used Arc property Solicitors a few years ago for my conveyancing in Wembley. Now, I need my files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wembley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Wembley cover?
Wembley conveyancing for business premises covers a broad range of guidance, supplied by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My solicitors in Wembley have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.