We are purchasing a 3 bedroom apartment in Llansamlet with a mortgage. We have a Llansamlet conveyancer, however the lender advise he's not on their "panel". It seems we have no choice but to appoint one of the mortgage company panel firms or continue with our Llansamlet as well as pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Llansamlet conveyancing solicitor to apply to be on the conveyancing panel.
My husband and I intend to remortgage our penthouse in Llansamlet with . We have a son 19 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we purchased 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 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 . This is solely used to protect 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 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 brother-in-law has suggested I instruct a conveyancing solicitor in Llansamlet. I I would like to check if they are on the approved list of lawyers. Could you help?
The first thing to do is phone the lawyer and ask them whether they are on the lender panel. Alternatively you can call who may be able to confirm.
The deeds to our home are lost. The conveyancers who did the conveyancing in Llansamlet years ago are no longer around. What are my next steps?
Gone are the days when you need to have the physical original deeds to evidence that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I am seeking to purchase a repossessed flat in Llansamlet and the bank selling would like to complete within a week. Do meet that timeframe? Would it be better to instruct a high street Llansamlet firm or an online company that advertises to offer speedy conveyancing?
Attend your Llansamlet high street. Go in to 3 companies and ask to talk to a conveyancing solicitor for an estimate. Explain your requirements and get a commitment on speed. Choose the one that seems most efficient. Make sure to select a on the panel of approved by your mortgage company.