My partner and I swapping mortgage lender for our penthouse in Northamptonshire with Yorkshire BS. We have a son 19 who lives with us. Our solicitor has asked us to disclose any adults 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 a couple of questions (1) Is this document specific to the Yorkshire BS conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?
First, rest assured that your Yorkshire BS 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 Yorkshire BS. This is solely used to protect Yorkshire BS 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 Yorkshire BS 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 am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Northamptonshire with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am due to move home in April. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Northamptonshire. Conveyancing firm was organised prior to coming across this page.
On the day of completion you will need to pick up the keys from your selling agent but this can only happen when the previous owners lawyers inform the agent that they have the completion monies and the keys can be passed over. Subsequently you should inform the removal men that they can start moving you in. We do not recommend a specific removal organisation but can help you choose a conveyancing in Northamptonshire or a firm with expertise in conveyancing in Northamptonshire.
I have a mortgage with UBS for my property in Northamptonshire. Conveyancing has been completed 12 months ago. If I am intending to rent out my property 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 before 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 allow you to rent 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 lawyer.
Intending to buy a maisonette in Northamptonshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Northamptonshire property lawyer is on the Principality conveyancing panel.
I need some quick conveyancing in Northamptonshire as I have pressure to exchange contracts within 3 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Northamptonshire the following are instances of issues that can crop up and therefore affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Northamptonshire is where the house is located. What do you suggest?
Flying freeholds in Northamptonshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northamptonshire you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northamptonshire may ascertain 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 premises.
My cousin has urged me to instruct his lawyers for conveyancing in Northamptonshire. Should I choose my own property lawyer?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to get referrals from friends or family who have actually previously instructed the conveyancer you're contemplating using.