Is the fact that my conveyancer in Windlesham is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Windlesham conveyancing practice and enquire why they are no longer on the approved list for your bank.
My partner and I are refinancing our apartment in Windlesham with HSBC. We have a son 19 who lives at home. Our solicitor has asked us to disclose 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 forfeited by the lender. I have a couple of questions (1) Is this document specific to the HSBC conveyancing panel as he never had to sign this form when we remortgaged 3 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 HSBC. This is solely used to protect HSBC 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 HSBC 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.
Why do I have to pay up front for my conveyancing in Windlesham?
If you are buying a property in Windlesham your lawyer will request that you put them with funds to cover the the cost of the conveyancing searches. Normally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this should be needed shortly before exchange of contracts. Any further balance that is needed should be sent to your lawyer shortly before completion.
How do I use the search tool to find a conveyancing practitioner in Windlesham on the authorised to act for my bank?
First select a mortgage company such as Birmingham Midshires, The Royal Bank of Scotland or Platform Home Loans Ltd then choose your location e.g. Windlesham. Conveyancing organisations in Windlesham and nationally will then be listed.
Your search tool is useful but there are many lawyers listed near Windlesham being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the mortgage company approved panel?
We are not in the business of recommending one firm above another as the right Windlesham conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Windlesham knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..