My husband and I swapping mortgage lender for our apartment in Northamptonshire with Bank of Ireland. We have a son 19 who lives at home. 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 property is repossessed. I have two concerns (1) Is this form unique to the Bank of Ireland conveyancing panel as he did not need to sign this form when we bought 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
I am purchasing a garden flat in Northamptonshire. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Northamptonshire you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Northamptonshire.
We are planning to move property in April. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Northamptonshire. Conveyancing solicitor was chosen before I stumbled across your website.
On the day of completion you can collect the keys from your selling agent but this can only occur when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a residential property solicitor in Northamptonshire or a firm with expertise in conveyancing in Northamptonshire.
I had a mortgage agreed in principle with Clydesdale. Northamptonshire conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have decided to exercise my right to buy my property in Northamptonshire off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I am looking for a ground for flat up to £305k and identified one near me in Northamptonshire I like with open areas and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Northamptonshire for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
My step-father has urged me to use his lawyers for conveyancing in Northamptonshire. Should I find my own solicitor?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to seek guidance from friends or relatives who have actually experience in using the conveyancer you're considering.