My wife and I intend to remortgage our flat in Great Harwood with Yorkshire BS. We have a son 19 who lives with us. Our solicitor has asked us to disclose 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 apartment is repossessed. I have a couple of questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he did not need to sign this form when we bought 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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 lawyers ask for an advanced payment for conveyancing in Great Harwood?
Where you are retaining lawyers for conveyancing in Great Harwood your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the sale price then this will be required immediately in advance of exchange of contracts. Any further balance that is needed will be payable a couple of days ahead of the completion date.
What is the best way to find out if the solicitor conducting my conveyancing in Great Harwood is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus spending £192.00 in supplemental conveyancing bill.
Feel free to take advantage of the search tool on this site. Please choose the lender and type ‘Great Harwood’ or your location and you will be presented with a number of lawyer offices in Great Harwood or nearest you.
I am helping my niece sell her property in Great Harwood. Will the conveyancer commission the energy assessment or it is for the owner to coordinate?
After the abolition of HIPs, energy performance certificates became a required element of selling a house. An energy performance certificate must be commissioned prior to the property being advertised. It is not as aspect of the sale process that law firms normally organise. If you are using a Great Harwood conveyancing lawyer they may be able to arrange energy performance certificates given their relationships with reputable local assessors
Are all Great Harwood Conveyancing Quality Solicitors on the Santander conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Great Harwood conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who handled the conveyancing in Great Harwood 4 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your proprietorship will be evidenced by HMLR under a Title Number. It is possible to execute a search at the Land Registry, find your property and get up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
My wife and I purchased a leasehold house in Great Harwood. Conveyancing and Britannia mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Great Harwood who previously acted has long since retired. Do I pay?
First make enquiries of HMLR to be sure that this person is in fact the new freeholder. There is no need to instruct a Great Harwood conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Great Harwood - A selection of Queries Prior to buying
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Are any of leasehold owners in dispute over their service charge payments? Its a good idea to discover as much as you can concerning the company managing the building as they will either make life much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the common parts. Enquire of other people what they think of them. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and specifically what you get for your money. The prefered form of lease arrangement is a share of the freehold. In this scenario the lessees have being in charge if their destiny and even though a managing agent is often employed if it is larger than a house conversion, the managing agent employed by the leaseholders.