My fiance and I are refinancing our flat in Histon with Skipton. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any 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 never had to sign this form when we purchased 5 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.
Will our conveyancer be making enquiries concerning flooding as part of the conveyancing in Histon.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Histon. Some people will acquire a property in Histon, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Histon. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to discover if the property has historically flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer may commence a legal claim for losses as a result of such an misleading answer. The buyer’s lawyers should also carry out an environmental search. This will higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.
I acquired my apartment on 16 June and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Histon advises it will be registered in less than a month. Are titles in Histon particularly slow to register?
There is nothing unique when it comes to conveyancing in Histon registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. As of today in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the buyer is living at the premises so 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
How does conveyancing in Histon differ for newly converted properties?
Most buyers of new build or newly converted property in Histon approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because developers in Histon tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Histon or who has acted in the same development.
How simple is it to change conveyancer as I need to retain a firm on the Barclays Direct conveyancing list. I instructed a family conveyancing solicitor in Histon round the corner but the firm is not approved by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Histon on the Barclays Direct panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Histon. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Histon.
I require the services of a bank panel solicitor in Histon. Can you assist?
Unfortunately it’s not apparent why you need a Histon panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Histon are on their panel . If you do find such a firm in Histon not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site