My husband and I changing mortgage lender for our maisonette in Harehills with Kent Reliance. 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this form unique to the Kent Reliance conveyancing panel as he did not need to sign this form when we bought 4 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 Kent Reliance. This is solely used to protect Kent Reliance 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 Kent Reliance 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.
Finally the sale completed on my house in Harehills last October but our buyer keeps whats apping daily to say his lawyer needs to hear from mine. What should have happened following completion?
After completion of your disposal your solicitor is obliged to send the transfer documentation and all additional paperwork to the purchaser's solicitors. Where appropriate, your lawyer should also send confirmation that the home loan has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements just for conveyancing in Harehills.
Last month we had a mortgage agreed in principle with Nottingham. Harehills conveyancing lawyers have been instructed. How long does it take for Nottingham to forward the offer to the conveyancer?
There is no definitive answer here. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have a mortgage with Clydesdale for my property in Harehills. Conveyancing has been completed 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 Clydesdale?
Clydesdale must be informed of your intention prior to renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale 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 Clydesdale directly. You need not do this via a Clydesdale conveyancing panel lawyer.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harehills solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Harehills surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Is it possible to change conveyancer as I need to retain a firm on the Platform Home Loans Ltd conveyancing list. I hired a high street conveyancing solicitor in Harehills five minutes from me but she is not accepted by Platform Home Loans Ltd
We will our best to assist in finding you a conveyancing solicitor in Harehills on the Platform Home Loans Ltd panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Harehills. In utilising the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in Harehills and beyond.
Do you have any advice for leasehold conveyancing in Harehills from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Harehills can be reduced where you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives. A minority of Harehills leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years left on your lease but you should double-check by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or managing agents in Harehills charge for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Harehills.
I bought a 1st floor flat in Harehills, conveyancing formalities finalised September 2002. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Harehills with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease expires on 21st October 2090
With only 66 years unexpired we estimate the price of your lease extension to be between £12,400 and £14,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
For various reasons I am unfit to be present at my Harehills conveyancing solicitors office to execute documents for conveyancing in Harehills – is this a problem?
You need not be concerned. Harehills conveyancing lawyers can undertake home moves for clients from a distance. It is not necessary for you to be able to visit a Harehills conveyancers office. Almost all property lawyer can undertake all communications via post, email, telephone and fax.