My fiance and I intend to remortgage our penthouse in New Southgate with UBS. We have a son 18 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. 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 concerns (1) Is this document specific to the UBS 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 UBS 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 UBS. This is solely used to protect UBS 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 UBS 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 had intended to instruct a property lawyer in New Southgate for our house purchase. Our broker has since advised us that our mortgage company Santander won't deal with them. Surely this is unfair competition?
A bank will direct that a panel solicitor act for it. You would be liable to meet the charges for this. Do use our directory service to locate a solicitor to conduct conveyancing in New Southgate on the Santander approved list of solicitors.
What is the difference between a licensed conveyancer and conveyancing solicitor in New Southgate
There are many registered licenced Conveyancers in New Southgate and Solicitor firms in New Southgate offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
When it comes to lenders such as Lloyds, do New Southgate conveyancers incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local New Southgate solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Southgate postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in New Southgate.
I need to instruct a conveyancing solicitor in New Southgate for my house move. Is there any facility to see a firm’s record with the legal regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
Do you have any advice for leasehold conveyancing in New Southgate from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in New Southgate can be bypassed where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors. If you hold a share in a the Management Company, you should make sure that you have the original share certificate. Arranging a replacement share certificate is often a time consuming formality and slows down many a New Southgate conveyancing deal. Where a new share is needed, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. Many freeholders or Management Companies in New Southgate charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in New Southgate. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in New Southgate state that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such works. If you dont have the paperwork in place you should not communicate with the landlord without checking with your lawyer in the first instance.
My wife and I have hit a brick wall in seeking a lease extension in New Southgate. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a New Southgate conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a New Southgate property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 70.31 years.
I need to change lawyers as my New Southgate lawyer is not on the lender's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a solicitor to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in New Southgate that you're considering.