My partner and I changing mortgage lender for our maisonette in Benton with HSBC. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document 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 concerns (1) Is this document specific to the HSBC conveyancing panel as he did not need to sign this form when we purchased 5 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.
Do the Building Society Association intend to launch a search tool with a view to list law firms on the Coventry BS conveyancing panel for example in Benton?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
The formalities of my purchase has taken place for my property in Benton. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Benton bank branch on various occasions and was told they are content with the situation and they would lend. My Benton conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
Provided that the lawyer is on the mortgage company approved list, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Bank of Ireland have agreed my mortgage in principle, my bid on a apartment in Benton has been agreed to, now what?
Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up Bank of Ireland or your financial adviser and complete any outstanding forms. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Bank of Ireland will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Benton.
I need to appoint a conveyancing solicitor for my conveyancing in Benton. I have land on a web site which seems to have the ideal answer If it is possible to get all this stuff done via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have recently realised that I have Fifty years unexpired on my lease in Benton. I am keen to get lease extension but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. In some cases a specialist may be helpful to try and locate and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the application to the County Court overseeing Benton.
I purchased a leasehold flat in Benton, conveyancing was carried out February 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Benton with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2079
You have 53 years unexpired the likely cost is going to range between £27,600 and £31,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
I need to find a lender panel solicitor in Benton. Can you assist?
It is not clear why you need a Benton panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Benton are on their panel . If you do find such a firm in Benton not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site