Just contacted my conveyancing lawyer in Harton who acted for me two years ago and wanted a conveyancing quote based on an identical type of house move (a leasehold property and a freehold property) of almost identical values with a loan from Godiva Mortgages Ltd. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative property lawyer?
The estimate does seem a tad steep. Where you are content to spend time scrutinising costs you may be able to reduce the fees slightly by say £125. On the other hand, providing that you were content with the assistance the firm offered you maylive to rue choosing an an unknown lawyer. Don't forget to check that the solicitor can also act for Godiva Mortgages Ltd. Do make use of our search tool to get a quote a Harton conveyancing firm on the Godiva Mortgages Ltd conveyancing panel, which can often include conveyancing solicitors in Harton.
My husband and I intend to remortgage our penthouse in Harton with Principality. We have a son 19 who lives with us. Our solicitor requested us to identify 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 repossessed. I have two concerns (1) Is this document specific to the Principality conveyancing panel as he never had to sign this form when we bought 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 Principality. This is solely used to protect Principality 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 Principality 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 own a freehold property in Harton but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Harton and has limited impact for conveyancing in Harton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to appoint a local conveyancing solicitor in Harton?
You should check but the chances are that give you one of their panel solicitors where you accept the "fee-free" incentive. Contact the lender and explore if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Harton.
My wife and I have a terraced Georgian property in Harton. Conveyancing practitioner represented me and Barclays . I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Barclays to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
I am buying my first flat in Harton with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it will jeopardize my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.