My wife and I are refinancing our apartment in Harlow with TSB. We have a son 19 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. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the TSB conveyancing panel as he never had to sign this form when we bought 3 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 TSB 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 TSB. This is solely used to protect TSB 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 TSB 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.
When can the exchange of contracts occur in domestic conveyancing in Harlow and do I need to attend the lawyers branch?
If you are round the corner to one of the conveyancing solicitors in Harlow you are invited in to sign contracts. That being said, the law practices we recommend offer a countrywide conveyancing service and provide just as comprehensive and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the firm to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Harlow)to be in the office at the appropriate time.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Harlow?
We would not expect to be advised of any intention on the part of the BSA to develop such a tool.
Please help - my lawyer says that breach of easement insurance is necessary on my purchase. What is the level of cover for Harlow conveyancing?
The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such policies.
We had selected conveyancers locally in Harlow on the Lloyds solicitor approved list. They are now charging me a separate fee for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by Lloyds but by your Harlow conveyancing practitioner. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
Can I be sure that the Harlow conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Harlow obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your conveyancing.
I have justfound out that Wolstenholmes have closed. They conducted my conveyancing in Harlow for a purchase of a leasehold flat 18 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The easiest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harlow conveyancing specialists.
Planning to exchange soon on a garden flat in Harlow. Conveyancing lawyers inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Harlow should include some of the following:
What the implications are if you breach a clause of your lease? Setting out your legal entitlements in relation to common areas in the building.By way of example, does the lease permit a right of way over an accessway or hallways? Who has the liability for repairing the window frames Whether your lease caters for for a slush fund? Responsibility to repair and maintain the main walls and foundations. It is essential that you know who is responsible the repair and maintenance of every part of the building
I purchased a studio flat in Harlow, conveyancing formalities finalised August 2009. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Harlow with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2085
With just 64 years unexpired we estimate the price of your lease extension to span between £14,300 and £16,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.