I am in the process of selling my house in Harold Wood and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. The reason given is that the lender will only deal with solicitors on their approved list. Why would a major mortgage company only work with specific law firms rather the firm that they want to select to handle their conveyancing in Harold Wood ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
My partner and I swapping mortgage lender for our apartment in Harold Wood with Coventry BS. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. 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 Coventry BS 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?
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 Coventry BS. This is solely used to protect Coventry 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 Coventry 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.
Is there a reason why leasehold purchase conveyancing in Harold Wood is more expensive?
Harold Wood leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Harold Wood I like with open areas and railway links in the vicinity, however it only has 51 years on the lease. There is not much else in Harold Wood for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage that many years may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
Am I better off to instruct a Harold Wood conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can perform the conveyancing however his firm is located approximately 350miles drive away.
The primary upside of using a local Harold Wood conveyancing firm is that you can drop in to sign paperwork, hand in your ID and apply pressure on them where appropriate. Having local Harold Wood know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that must surpass using an unknown Harold Wood conveyancing solicitor solely due to them being round the corner.
Why is it not possible to complete our conveyancing in Harold Wood on May bank holiday?
Because on completion the funds needs to pass between the banks of the purchaser and owner’s property lawyer and currently this can only happen on a working day. It is not possible to complete on a weekend either.