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approved by Bradford & Bingley

If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.

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 Bradford & Bingley .This is solely used to protect the Bradford & Bingley 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 Bradford & Bingley 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.

The law firm practices themselves provide us confirmation that they are on the Bradford & Bingley conveyancing panel as opposed to being supplied with a list from Bradford & Bingley directly.

Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Bradford & Bingley conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Bradford & Bingley conveyancing panel in your location.

If you have finished paying off your Bradford & Bingley mortgage they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bradford & Bingley mortgage from the register. Bradford & Bingley,and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage: but are not moving to another property where the Bradford & Bingley has sent the Land Registry the discharge electronically, and the Bradford & Bingley has instructed the Land Registry to do so The Land Registry will send you a letter confirming that your Bradford & Bingley mortgage has been paid off.

It is not advisable proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event if you are getting a mortgage with Bradford & Bingley you will need to appoint a solicitor on the Bradford & Bingley conveyancing panel.

Bradford & Bingley will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bradford & Bingley will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Bradford & Bingley you could contact your them to see if they have a list of approved surveyors.