Protecting Yourself from Cyber-Scams when Buying a House

CALL CHECK CONFIRM MARCH 2019 from Paul O’Connor on Vimeo.

A new awareness campaign has been launched by the Law Society of NI aimed at reducing the threat posed by cyber-criminals targeting home-buyers, sellers, lenders and solicitors in Northern Ireland.

The ‘Call, Check and Confirm’, campaign provides guidance, information and recommended actions to all parties involved in a house sale or purchase.

The above short video has been produced by the Law Society of NI and highlights the various ways in which you can safeguard against falling victim to a cyber-criminal when buying a house.

For further information on buying and selling houses in NI, please feel free to contact us here or using the contact form below.

 

 

Go back

Your message has been sent

Warning
Warning
Warning

Warning.

 

Legal Protection from Stalking and Harassment

binoculars

National Stalking Awareness Week 2019 runs this week from Monday 8th April 2019 to Friday 12th April 2019.

Many people associate the notion of stalking as something experienced only by those in the public eye – we read stories in the papers of a ‘crazed fan’ being found on a high-profile celebrity’s premises or trolling them online and sending unwanted messages. 

Many would not associate stalking with something that would happen to ordinary people in their in ordinary lives.   However, according to the National Stalking Helpline, approximately 45% of people who contact them are being stalked by people they have previously been in a relationship with, while a further one third will have had some prior acquaintance with their stalker.

What is the definition of stalking?

There is currently no legal definition of stalking, though it is generally seen as behaviour which is persistent and unwanted, and which causes the victim to feel frightened, anxious and distressed.  This persistent and unwanted behaviour can take many forms, including the following:-

  • Following, observing and spying on someone.
  • Non-consensual communication, such as repeated phone calls, emails, text messages, and unwanted gifts.
  • Showing up uninvited at the victim’s home school, or work.
  • Driving past the victim’s home or work.
  • Burglary or robbery or criminal damage of the victim’s home, workplace, vehicle or other property.
  • Threatening the victim, their family, or even pets with violence.
  • Harassment of people associated with the victim (e.g. family members, partner, work colleagues).
  • Physical and/ or sexual assault of the victim.
  • Cyber stalking – i.e. conduct or communication via electronic devices which are intended to distress or harass the victim – for example, sending or leaving unsolicited material/gifts, graffiti, and/or messages on social networking sites.
How can I protect myself if I am being stalked?

The law in Northern Ireland has remedies in place to protect anyone who is being stalked or harassed.

There are different options available for those who are being stalked by a family member and those being stalked by someone unknown or unrelated to them.

  1. Civil Injunction

The Protection from Harassment Order (NI) 1997 provides a victim with the ability to apply to the Court for a Civil Injunction against their stalker.  This remedy can be used where the victim and perpetrator are not related to one another via blood or marriage and indeed even if the perpetrator is not known to the victim.

A Civil Injunction, if granted, stops a person from harassing, assaulting, molesting or otherwise interfering with the victim, including restraining that person from being able to communicate or contact the victim and, in some cases, prohibiting them from being able to enter a certain property or area.

In order to make an application for a Civil Injunction, there must be evidence of two separate incidents of harassment.  It is therefore important that any incident of harassing or threatening behaviour is logged with the Police.

Civil Injunctions can be applied for on an emergency basis without the perpetrator being notified and dependant on a victim’s income, they may be entitled to Legal Aid assistance.

  1. Non-Molestation Order

Under the Family Homes and Domestic Violence Order (NI) 1998, if a victim and the perpetrator are deemed to be ‘associated persons’, then the victim has the option of applying for a Non-Molestation Order against the perpetrator.   In general terms, the parties are deemed to be ‘associated persons’ if they are family members, have lived together in a familial relationship or have a child together.

If a Non-Molestation Order is granted by the Court, the perpetrator cannot molest, harass, pester, use or threaten violence against the victim. It means that they cannot harass the victim directly (in person, by text, phone, email or social media) and they also cannot get someone else to harass them on their behalf.

The Court can also grant a victim an Occupation Order if they live with the perpetrator or if the perpetrator has some right to reside in their home (for example, if they are on the tenancy agreement or a joint owner). If the Court grants an Occupation Order, this means that the perpetrator they can be removed from the home and barred from returning to it.

The Court can also make an exclusion zone, excluding the perpetrator from a particular place, for example from the street in which the victim lives or the place they work.

Non-Molestation and Occupation Orders can be made on an emergency basis if there has been a recent incident of abuse (usually within the past 7 days). Some Legal Aid assistance is available to anyone applying for these Orders.

If you are the victim of stalking or harassment, you should contact the Police as soon as possible and report this behaviour and also seek legal advice on obtaining protection from the Courts.  There are organisations available to provide such support, such as the Domestic and Sexual Violence helpline (0808 8021414) Women’s Aid, the Men’s Advisory Project and The Rainbow Project.  With the help of the police, legal system and support services, you do not have to suffer in silence.  With the right advice and support, you can put an end to the harassment you are suffering and move forward to a happier and healthier life.

For further information on this area, please feel free to contact us here or leave your contact details below.

Go back

Your message has been sent

Warning
Warning
Warning

Warning.

LIFE BITE: The Blame Game No More – England & Wales to remove fault-based divorce ground.

weddingrings2

It has been announced today that the law governing divorce in England & Wales is to be changed to allow spouses to divorce on a ‘no fault’ ground.

Under the current law, if a couple wishes to divorce without waiting for a period of separation to expire, one of them must allege adultery, desertion or unreasonable behaviour by the other.

The new reform of the law will remove the need for the end of a marriage to have been someone’s ‘fault’ and instead, a spouse will only need to state that their marriage has broken down irretrievably.  Whilst England & Wales are set to introduce legislation to effect this change as soon as parliamentary time becomes available, the law on divorce will for now remain unchanged in Northern Ireland

What are the current grounds for divorce in NI?

It may be useful to set out the current grounds upon which you can apply for divorce in Northern Ireland.  It is important firstly to highlight that you need to have been married for at least 2 years before divorcing in Northern Ireland.  This does not mean that you are compelled to continue living with your spouse for a full 2 years after marriage– you can of course live separately – however until this time frame has expired, you will be unable to petition for divorce on any of the grounds below.

When applying for divorce, you must show that your marriage has ‘irretrievably broken down’ and you must satisfy one of the following grounds for divorce in order to evidence this breakdown: –

  1. Unreasonable Behaviour

This is where you must evidence that your spouse has behaved so unreasonably that you can no longer be expected to live with them.  Types of unreasonable behaviour are wide-ranging and can include physical or verbal aggression, emotional abuse, lack of communication, financial control or misconduct and addictions.

  1. Adultery

In order to petition for divorce on the ground of adultery, you need to show the Court that your spouse has committed adultery during the course of the marriage. The person with whom your spouse had the affair can be joined and named in the divorce papers also.

  1. Two Year’s Separation with Consent

This ground is available where both you and your spouse have lived separately for more than 2 years and your spouse consents to the divorce.  You can have been living in the same property during this time but must have lived independently to one another. This can happen where, for example, you both live in the same house but have separate bedrooms and would not cook or clean or spend time with one another.

  1. Desertion for Two Years

This is proven where your spouse has effectively ‘deserted’ you. This ground is technically difficult to prove and is very rarely relied upon in divorce proceedings.

Five Year’s Separation

This ground is available when you and your spouse have lived separate for more than 5 years. You do not require your partner’s consent on this ground.

The introduction of the ‘no fault’ ground will be welcome by many for allowing unhappy couples to formally end their marriage without either person being held responsible, therefore easing some of the stress, pain and bitterness that can often endure during separation.  Some people however would argue that the ‘no fault’ ground may damage the sanctity of marriage and that couples may not think carefully enough before entering into marriage if they feel that they can easily divorce if it doesn’t work out.
Both sides of the argument have valid points however in my experience as a lawyer in this area, no divorce is ever ‘easy’ — feelings are hurt, emotions are high and often children are caught in the middle.  Certainly, a divorce that can be dealt with as amicably, quickly and as cost-effectively as possible for both parties should always be promoted and encouraged.

For further information on any aspect of divorce law and procedure, please feel free to contact us here or by using the form below.

Go back

Your message has been sent

Warning
Warning
Warning

Warning.

 

Top Tips for First Time Buyers

first-time-buyer

So, you’ve decided that now is the time to take the plunge and set your feet firmly on the property market by buying your first home.

Though buying property can be an exciting time for many, it can also be a daunting experience and will be one of the largest financial commitments you will make in life.

So what kind of issues should you be considering when house-hunting?

1. Know your budget

It is important before you get going to seek the advice of an independent financial adviser to find out how much of a mortgage you could be given by a lender and how much of a balance you will have to pay towards the property from your own savings.

A deposit of around 10% of the house price is normally required but the more you can put down to begin with, the better the mortgage deal you will be able to get.

Be realistic about your lifestyle after you move into the property and don’t overstretch yourself in your monthly mortgage commitments. Remember you will also have other outlays before you get your keys such as legal fees, additional surveys, mortgage product fees and stamp duty so be sure to figure them into your budget along with any costs for redecorating and furniture.

2. Research! Research! Research!

It’s a little odd that we make a commitment to spend a very large sum of money based on a quick walk round a property, possibly with other potential buyers present.  When you are viewing a property you like, ask as many questions as you can;  When was that sunroom built?  Does it have planning permission?  Is there a warranty?  Who are your neighbours?  Who owns that massive tree overhanging the garden and who is responsible for trimming it?

Get a second viewing of the property and consider commissioning your own survey – remember, a survey carried out for mortgage purposes is for the bank’s protection, not yours.

If you don’t already live in the area, then visit the location at several different times of the day and night, weekday and weekend.  The character of a neighbourhood can really change depending on the time of day. Check the amount of rates payable for that area. Check out local schools, transport routes and sports facilities. Ask yourself; “Is this somewhere I really want to live?”

3. Be aware of ‘common areas’

Many new developments and apartment blocks will have common areas containing stairs, lifts and common recreational space.

All apartments should have the benefit of a management company who look after the maintenance and insurance of common areas – this is also common in many new developments.

The weeding of all those flowerbeds isn’t cheap and so to maintain and insure the common areas of a development or apartment block, each resident is required to pay an annual service charge to the company managing the development or apartments.  This charge may be over £100.00 per month and in some developments substantially more. The estate agent showing you around the property should be able to give you an idea of the service charge before you place your offer. Ask yourself can you afford this as well as your other outgoings.

4. Make yourself an attractive purchaser

Demand for property is now strong and you want to have the competitive edge if you are bidding on a new home. The key to this is being prepared:-

  • Have a mortgage agreement in principle in place – this is a document from your chosen lender saying they are happy to lend to you.
  • Have proof that you have the deposit monies in your bank account.
  • Return calls to the estate agent promptly.

Showing that you are keen and engaged can go a long way to securing your property. Speak to a solicitor in advance and know who you are going to appoint to represent you in the purchase of the property

Above all else, don’t get caught up in the excitement and either over-commit yourself financially, or end up in a property you like, but don’t love. Take your time to make the right choices to ensure that in the end, there really is no place like home.
Happy house hunting!
This post has been provided by property lawyer Ruth Flinn of Francis Hanna & Co. Solicitors.   Should you require any further information on buying a house or if you would like a free no-obligation quote, please contact Ruth on rflinn@fhanna.co.uk

 

Help to Buy Schemes: An Overview

first-time-buyer

Saving to buy your first home can be a challenge for anyone, particularly as house prices continue to rise. 

Luckily, there are some schemes to help you get together the monies you need to purchase your property.

Help to Buy ISA

The most common is the Help To Buy ISA. This operates in much the same way as a regular savings ISA, with the bonus that the Government will provide you with a payment of 25% of the amount saved (subject to a maximum bonus of £3,000), as long as you meet the criteria of the scheme.

For example, if you have saved £6,000, your bonus will be £1,500. The solicitor acting for you in the purchase of your property can make the application for the bonus on your behalf.

The Help to Buy ISA is available for all types of properties, and isn’t restricted to newly built properties. You are also not restricted in the mortgage lender that you choose.

Armed Forces Help to Buy Scheme

Some employers now also assist their staff in the purchase of their first home, such as with the Armed Forces Help to Buy Scheme,  which assists with loans to help you with your deposit.  This scheme is also approved by many lenders, however you should alert your financial advisor that you intend to use this scheme so they may make your mortgage company aware of this when making your mortgage application.

If you would like any further information on Help to Buy Schemes, please do not hesitate to contact us here or leave your comments below.

Go back

Your message has been sent

Warning
Warning
Warning

Warning.