My fiance and I intend to remortgage our flat in Hayes with Skipton. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Skipton conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Skipton 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 Skipton. This is solely used to protect Skipton 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 Skipton 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.
Is there a reason why leasehold purchase conveyancing in Hayes costs more?
The conveyancing costs on a leasehold premises in Hayes is often greater than on a freehold transaction. This is due to the extra work required in liaising with the landlord and management company to obtain evidence concerning whether the rent and maintenance fee have been paid and whether there are any major works due in the foreseeable future on repairs or maintenance of the building.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to instruct a specialised conveyancing solicitor in Hayes?
You should check but the chances are that allocate you one of their panel solicitors if you want the "fee-free" offer. Contact the bank to determine if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Hayes.
Can I be sure that the Hayes conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Hayes obtaining recommendations is a sensible start. 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 carrying out your conveyancing.
We have agreed to purchase a house in Hayes. An unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with UBS your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Hayes.
I have a mortgage with UBS for my property in Hayes. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Hayes is the location of the property. Is there any advice you can impart?
Flying freeholds in Hayes are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hayes you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hayes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Me and mywife and I are in the market for an affordable conveyancing lawyer in Hayes to buy a flat. I I am fearful of by bill escalating out of control and there are so many Hayes conveyancing firms to choose from...who do I opt for?
Where you have never used a lawyer in the past, a personal recommendation via relatives or friends is a preferable starting point and is often the best indicator of quality. As an alternative option, take a look at the client feedback viewable on your solicitor’s website or use our search facility to choose a conveyancing lawyer in Hayes.