My partner and I changing mortgage lender for our maisonette in Shelfield with Nationwide. We have a son 18 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this document specific to the Nationwide conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your Nationwide 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 Nationwide. This is solely used to protect Nationwide 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 Nationwide 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 Solicitor in Shelfield is not listed on the Barnsley Building Society Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Barnsley Building Society approved list?
The limited options available to you here include:
- Complete the purchase with your existing Shelfield lawyers but Barnsley Building Society will need to retain a lawyer on their panel. This will result in additional overall legal charges and result in delays.
- Find a new practitioner to to deal with the conveyancing, not forgetting to check they are Convince your solicitor to use their best endeavours to join the Barnsley Building Society conveyancing panel
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Shelfield?
Its becoming the norm that commercial conveyancing solicitors in Shelfield will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Shelfield. The report sets out 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 Shelfield.
For every commercial conveyancing transaction in Shelfield 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 may result in delays to Shelfield commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Shelfield.
My husband and I are first time buyers - agreed a price, but the property agent told us that the seller will only proceed if we use the agent's preferred lawyers as they want an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Shelfield
We suspect that the seller is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Contact the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Shelfield conveyancing lawyers - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing thresholds set by head office.
I am considering appointing an online property lawyer rather than a Shelfield conveyancing practice. Should I ‘stay local’?
Various benefits exist in having the opportunity to visit a local Shelfield conveyancing solicitor for instance
- signing documents and and when necessary
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for non-standard conveyancing
- the ability to raise concerns if matters go pear-shaped
When analysing estimates, look carefully for hidden extras. The majority decent Shelfield high street solicitors give an all-inclusive figure. Often online agents seem to offer cheap prices, yet have burried 'extras' in the in the terms and conditions.