My partner and I swapping mortgage lender for our maisonette in Islington with UBS. We have a son 19 who lives at home. Our solicitor requested us to identify 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, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the UBS 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?
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 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.
Have just purchased a repossessed house at auction in Islington. Conveyancing is required. What is next?
Now that you have legally committed yourself to purchase you now have to choose a conveyancing lawyer quickly as you are faced with a fast approaching a fixed date to complete the property. An auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are in order to complete on the date specified in the contract.
I am aiming to move home in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Islington. Conveyancing firm was organised prior to coming across your website.
On the afternoon of completion you will need to collect the keys from the property agent but this should only take place after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can tell the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you find a conveyancing in Islington or a lawyer that specialises in conveyancing in Islington.
Are all Islington Conveyancing Quality Solicitors on the Skipton conveyancing list of approved solicitors?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Islington 10 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the relevant paperwork so you can purchase or dispose of your house without any difficulty. If copies are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
About to purchase a new build apartment in Islington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Islington
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My husband and I are 18 days into a freehold purchase having been referred to conveyancers by the selling agent to do our conveyancing in Islington. I am am starting to be dissatisfied with the level of service. Could you help me find new solicitors?
A lawyer would have to be really bad to suggest diss instructing them. Has your mortgage been generated? If so you need to make them aware of the new contact details and have the loan are re-sent. Your solicitor ideally needs to be on the banks panel to avoid added expenses and frustration. That should be your first question of the new conveyancers. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Islington
What is the reason for my conveyancer requiring a list of items of ID ahead of starting selling or purchasing a property in Islington?
Islington conveyancers are duty bound by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It will also be a requirement of your bank if you are obtaining a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have information such as your full names, NI number and DOB.