Me and my fiance are buying a 3 bedroom apartment in Thamesmead with a mortgage. We like our Thamesmead solicitor, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Thamesmead property lawyer and pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Thamesmead property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Thamesmead conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I changing mortgage lender for our maisonette in Thamesmead with Clydesdale. We have a son approaching twenty who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) Does our son by signing this compromise 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 Clydesdale. This is solely used to protect Clydesdale 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 Clydesdale 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 difference between a licensed conveyancer and conveyancing solicitor in Thamesmead
Two types of professional can perform conveyancing in Thamesmead namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or purchase of property. Both are required to perform Thamesmead conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the necessary steps should be correctly taken.
I am assisting my step-mother sell her flat in Thamesmead. Does the conveyancer order an energy performance certificate or it is for the owner to see to?
Following the demise of Home Information Packs, EPC’s was kept a compulsory part of moving house. An energy assessment must be commissioned before the property is put on the market. This is not as aspect of the sale process that law firms ordinarily organise. If you are instructing a Thamesmead conveyancing solicitor they may be willing to arrange energy performance certificates due to their contacts with reputable local accredited person
Can you point me to a directory of Coventry BS panel solicitors in Thamesmead on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings viewable over the internet. If you are looking for a Thamesmead conveyancing practitioner on the Coventry BS please make the most of our tool.
How does conveyancing in Thamesmead differ for newly converted properties?
Most buyers of new build or newly converted property in Thamesmead contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Thamesmead usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thamesmead or who has acted in the same development.
We are buying a four bedroom first floor flatin Thamesmead with a loan from a lender. We wish to instruct our solicitor in Thamesmead but our lender says she’s not approved on their "panel". We have to appoint from the our mortgage company panel solicitors or keep our Thamesmead conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most lenders had open panels, including almost all conveyancing solicitors in Thamesmead : 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 solicitors to apply to be on the conveyancing panel for your bank.