I am hoping to receive a offer of a home loan from Halifax. My intention is to instruct a Licensed Conveyancer in Bounds Green. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My fiance and I intend to remortgage our maisonette in Bounds Green with Nationwide. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 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 form unique to the Nationwide conveyancing panel as he did not need to sign this form when we remortgaged 4 years ago (2) Does our son by signing this compromise 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.
Due to the advice of my in-laws I had a survey completed on a house in Bounds Green before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bounds Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bounds Green to see if the conveyancing costs will increase in light of this.
Is it best to go with a Bounds Green conveyancing practitioner who is local to the property I am buying? An old friend can conduct the legal work however her office is approximately 350kilometers drive away.
The primary upside of using a local Bounds Green conveyancing firm is that you can visit the firm to sign paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Bounds Green know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that should outweigh using an unknown Bounds Green conveyancing lawyer solely due to them being round the corner.
My wife and I purchased a leasehold house in Bounds Green. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Bounds Green who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Bounds Green conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Bounds Green. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Bounds Green flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired term as at the valuation date was 81.79 years.
The property lawyers carrying out our conveyancing in Bounds Green has forwarded papers to review that show the property is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Almost all property in Bounds Green is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Bounds Green conveyancing lawyers will be able to handle such matters but in the event that uncertainty reigns the standard advice nowadays is for the current owners to register the title first and thereafter deal with the transfer to the buyer - this will have a knock on effect to cause a significant delay.