My fiance and I changing mortgage lender for our flat in Haringey with Yorkshire BS. We have a son 19 who lives with us. Our solicitor requested us to identify any adults 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 apartment is forfeited by the lender. 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 3 years ago (2) Does our son by signing this extinguish his rights 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.
A friend informed me that in purchasing a property in Haringey there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are anumerous of properties in Haringey which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Haringey should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Skipton, do Haringey conveyancers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Haringey solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Haringey differ for newly converted properties?
Most buyers of new build premises in Haringey come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Haringey tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Haringey or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Haringey is where the house is located. Can you offer any guidance?
Flying freeholds in Haringey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Haringey you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haringey may determine 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 property.
I am using a search engine for the words on line conveyancing in Haringey it brings up numerous property lawyerslocally. How do I determine which is the right property lawyer for the sale of my house?
The ideal way of seeking a suitable conveyancer is through a personal recommendation, so seek the counsel of colleagues and relatives who have acquired a property in Haringey or the respected estate agent or financial adviser. Costs for conveyancing in Haringey vary, so it's advisable to request a minimum of three costs illustrations from different property lawyers. Be sure to secure confirmation that the costs are guaranteed not to to be inflated.