Top seven questions relating to Foundation Home loans transfer of equity
- Last year purchased a apartment without my fiance’s name on the title. My conveyancer advised it is because she is not in the mortgage with Foundation Home loans. Is it possible for me to add her name on the title?
- My former husband are looking to get a conveyancing solicitor in place for a new mortgage with Foundation Home loans. Transfer of Equity conveyancing is also requiredI have used the different rating based tools and the results are from all over the country. How necessary is it to have a conveyancing solicitor local to us?
- Do I need legal representation when doing a transfer of equity where the home loan is to remain with Foundation Home loans?
- My mother passed away early last year leaving a unencumbered house to me and my brother 50:50. Having continues to reside at the house, there was a clause in the will specifying that the housecould not be sold for 24 months following her death so he could reside there for a prescribed period. He now wishes to remain in the property beyond the specified period. We have considered a transfer of equity. Am I right in saying we'd get a valuation then he'd get a mortgage in the conventional way to purchase my share?
- I am selling my share of a house in Warwick to the other co-owners husband, they are sticking with Foundation Home loans being the the existing mortgage company. We are in heated discussion as to who must pay the legal bill for the transfer of equity. Should this be shared or is one party obliged to cover the fees for?
- Have recently split up with my partner of twenty years. I'm now back with my mum and dad and she wants to remain in the flat and buy me out. What portion do I get. Is it half of the equity after redeeming the mortgage with Foundation Home loans? I assume proper valuations are required but I really need to be sure that I'm getting what I am entitled to
- What if my application doesn't meet Foundation Home loans lending criteria for a transfer of equity?
Information that may be required from your lawyer is likely to ask regarding your Foundation Home loans Transfer of Equity
If you are adding a person on to the title deeds how would you like to hold the property? Please provide your instructions by completing and returning a“Joint Ownership Declaration” Questionnaire.
Please give the details of anyone to be extracted from the title deeds?
Please provide a copy of your National Insurance Number?
Please list all persons who occupy the property, their respective ages and relationships to you.
Please let us know of you wish us to draft you Declaration of Trust. If so are you willing to incur the further fee (beyond the Transfer of Equity fee)?
Who will be responsible for the costs of the Transfer of Equity?
Information to consider in conjunction with the above Foundation Home loans transfer of equity Advice :
Tax and Legal
There are numerous potential tax and legal implications when transferring equity for your property. You should always seek the advice of a solicitor on the Foundation Home loans conveyancing panel and accountant before transferring equity.
Transfer of Equity Conveyancing for Leasehold properties
Should the tenure of your property be leasehold, the lease may require that you have a license to do so from the landlord. If such terms are not adhered to you may be in breach of your covenants under the lease. This could trigger the freeholder taking enforcement action against you.
If the transfer of equity is made pursuant to an Order of the Court, then Insolvency Indemnity Insurance is not required. In other cases, where a property is being transferred at less than market value between joint owners, an Insolvency Act Indemnity Insurance policy may be required. This is something that that your conveyancing solicitor will check with Foundation Home loans This is because, if the outgoing party is made bankrupt in the future, their Trustee in Bankruptcy could argue that they had transferred the property in order to avoid their creditors and apply to the Court to have the transaction set aside. If this happens, it could affect your lender or a future buyer from you as they would lose the property and the lender may not get back
what they have loaned to you. The Insolvency Act Indemnity Insurance policy only protects
lenders such as Foundation Home loans or future buyers from you. If there is no mortgage and the outgoing owner is made bankrupt, there is a risk to you that you could lose your home if the transfer is set aside. The cost of the Insolvency Act Indemnity Insurance policy varies based on the market value of the property at finalisation of the transfer of equity conveyancing.
If you do not keep up the payments on your mortgage with Foundation Home loans your property may be repossessed.
Preparing the Transfer of Equity with a Foundation Home loans Mortgage
When it comes to preparing the the Land Registry documents your conveyancer should in the ‘consideration’ panel choose the first option, if consideration is given; otherwise ignore the consideration panel altogether.
If Foundation Home loans is joining in the transfer to release someone from liability, put the release in the ‘additional provisions’ panel if someone is entering into a covenant relating to the charge, place it in the ‘additional provisions’ panel stamp duty land tax is not payable when there is no chargeable consideration for the transfer (Schedule 3, paragraph 1 of the Finance Act 2003). In the case of a transfer subject to a charge (even if the transfer is by way of gift) or if a property has been transferred for no value and there is an associated discharge, HMRC would view this as an assumption of an existing debt by the purchaser (Schedule 4, paragraph 8 of the Finance Act 2003) and stamp duty land tax may be payable
if you wish you may state in the ‘additional provisions’ panel that ‘This transfer is made subject to a charge dated… in favour of…’
On form AP1, your conveyancer should describe the transfer as ‘transfer of equity’ to assist Land Registry staff.
Content on this webpage is for general information and only applies to England and Wales. It should not be regarded as advice for members of the public who should contact their lawyer,mortgage broker, insurer and accountant for specific advice relating to transfer of equity. Whilst we endeavour to keep the information up to date and correct we do not make any representation or warranties of any kind about its completeness, accuracy, reliability or suitability. Any reliance you place on the information is strictly at your own risk. Lexsure will not be liable for any direct or indirect loss or damage arising out of or in connection with the use of this information.