My grandson is purchasing a new build apartment in Addington with a home loan from Leeds Building Society. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My husband and I are purchasing a newbuild apartment in Addington with a mortgage from TSB.We use our Addington conveyancing practitioner but TSB advised that his firm is not listed on their approved list of firms. We have to appoint a TSB panel solicitor or retain our local solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan issued to you contains various provisions, one of which will be that lawyers must be on the TSB solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for TSB
I am due to move home in April. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Addington. Conveyancing lawyer was chosen prior to coming across this page.
On the afternoon of completion you will need to collect the keys from your property agent however this should only be done after the vendors lawyers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you can inform the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Addington or a legal practice with expertise in conveyancing in Addington.
I am purchasing a victorian detached house in Addington. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve checks to ascertain if these works are permitted?
Your property lawyer will check the registered title as conveyancing in Addington can occasionally identify restrictions in the title documents which prohibit categories of changes or necessitated the permission of another owner. Many works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
My fiancee and I are spending time looking at flats in Addington and I am about to put in an offer. Is it sensible to have my property lawyer on ‘stand by’? I will be getting a home loan with Yorkshire BS.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
It has been 4 months since my purchase conveyancing in Addington concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Addington. 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.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Addington
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I am looking for a leasehold apartment up to £305k and found one close by in Addington I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Addington in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.