My son is purchasing a house that has just been built in Alvechurch with a home loan from HSBC. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the surveyor when asked. 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone not used to conveyancing in Alvechurch what is your top tip you can impart concerning the legal transfer of property in Alvechurch
You may not hear this from too many lawyers but conveyancing in Alvechurch or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the transaction. For instance, the vendor, selling agent and sometimes your bank. Appointing a solicitor for your conveyancing in Alvechurch an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to act in your legal interests and to keep you safe.
We are witnessing a distinct increase in the "blame" culture- someone must be at fault for the process taking so long. You your first instinct should be to trust your lawyer ahead of all other parties in the home moving process.
The deeds to our property can not be found. The lawyers who did the conveyancing in Alvechurch 5 years ago are no longer around. What are my options?
These day there are duplicates made of almost everything, and your lawyer will be aware precisely where to locate all the suitable paperwork so you can purchase or sell your house without a hitch. If duplicates can’t be located, your solicitor may be able to put in place insurance or indemnities against future claims on your premises.
The estate agent has sent us the confirmation of our purchase of a new build flat in Alvechurch. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Alvechurch
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Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Do I need to be concerned that estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Alvechurch conveyancing practice?
As is the case with lots of service providers, often referrals from relatives can be very helpful. But there are numerous players in a conveyancing deal; estate agents, financial adviser and lenders might all suggest solicitors to appoint. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your preferred lawyer. You need to be aware that most mortgage providers specify a panel list of lawyers you are obliged to use for the lender related work in your house move.
What are your top tips when it comes to appointing a Alvechurch conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Alvechurch conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Alvechurch conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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What are the legal fees for lease extension work?
I am the registered owner of a split level flat in Alvechurch, conveyancing having been completed in 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Alvechurch with an extended lease are worth £180,000. The ground rent is £65 levied per year. The lease ends on 21st October 2082
With just 58 years unexpired the likely cost is going to range between £22,800 and £26,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.