My husband and I changing mortgage lender for our apartment in Hazlemere with Bank of Ireland. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults 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 flat is repossessed. I have a couple of questions (1) Is this document specific to the Bank of Ireland conveyancing panel as he did not need to sign this form when we purchased 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
We are planning to acquire a property and require a conveyancing solicitor in Hazlemere who is on the Santander conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Hazlemere.
My aunt pointed out to me me that in buying a property in Hazlemere there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Hazlemere which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Hazlemere should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Hazlemere. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view lenders take of it, depend on the mortgage company as this clause is primarily there to capture subsales or the flipping of properties.
We previously instructed conveyancing lawyers locally in Hazlemere on the Clydesdale solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not set by Clydesdale but by your Hazlemere conveyancing practitioner. Numerous firms on the Clydesdale panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
I used Wolstenholmes several years past for my conveyancing in Hazlemere. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hazlemere of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build flat in Hazlemere. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hazlemere
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
We are a fortnight into a residential purchase having been directed to solicitors by the local agent to execute conveyancing in Hazlemere. I am am starting to be frustrated with the level of service. Could you help me find new lawyers?
They would have to be really bad to suggest replacing them. Has the mortgage been sent? In the event that it has you must advise them of the replacement conveyancer and have the loan are re-issued. Your new conveyancer needs to be on the lenders panel to avoid added costs and delays. That should be your starting point. The search tool can help you find a bank approved lawyer for your home move in Hazlemere