Examples of recent questions relating to the Beverley Building Society Conveyancing Panel from members of the public
A solicitor I had intended to instruct on a purchase said he will levy higher legal fees if my mortgage is with Beverley Building Society because of their difficult processes! Will I regret using Beverley Building Society? Is Beverley Building Society conveyancing so much more difficult?
Beverley Building Society conveyancing requirements for their panel are no better or no more complicated than most lenders.
It is the case now the CML Handbook, the "bible" used by solicitors to establish lender requirements, is different for each lender.
It is not clear if your lawyer is on the Beverley Building Society conveyancing panel. If they are not, this does add further risk of delay as Beverley Building Society will appoint their own solicitors to look after their interest.
My husband and I intend to remortgage our penthouse with Beverley Building Society. We have a son 19 who lives with us. The solicitor on the Beverley Building Society conveyancing panel 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 forfeited by the lender. I have a couple of questions (1) Is this form unique to the Beverley Building Society conveyancing panel as he did not need 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 Beverley Building Society .This is solely used to protect the Beverley Building Society 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 Beverley Building Society 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.
I have been searching for conveyancing quotes online. Can I be sure that all the firms that are identified on your site are on the Beverley Building Society conveyancing panel?
The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the Beverley Building Society panel and agreed to advise us to take down their listing in the event of removal off of the Beverley Building Society panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific firm being on the Beverley Building Society conveyancing panel is incorrect.
My grandmother passed away last year and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Beverley Building Society , pay off the mortgage etc. Is this allowed?
If you intend to re-mortgage then Beverley Building Society will insist on your using a conveyancer on the Beverley Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Beverley Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Beverley Building Society mortgage is registered as a charge at the Land Registry.
How can we tell if a solicitor on the Beverley Building Society panel is any good?
obtaining recommendations is a sensible starting point. Before you go ahead check if they offer a no sale no fee offer. Also you often get what you pay for - a firm which quotes more will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing
I have instructed a lawyer having checked that they are on the Beverley Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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Having read lots of mortgage guides,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the Beverley Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Beverley Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Beverley Building Society 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.
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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 Beverley Building Society you could contact your them to see if they have a list of approved surveyors.
At last I have had an offer on an apartment accepted, the seller does however have a dependent purchase. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties booked. My conveyancing solicitor has been instructed. What should be my next step? At what point should I appy for the mortgage with Beverley Building Society?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Beverley Building Society conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Beverley Building Society and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
