My son-in-law is about to exchange on a new build apartment in Battle with a mortgage from Lloyds. 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 document 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 Lloyds conveyancing panel as a standard part of the process, and to the valuer 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What happens if my solicitor is removed from the Principality Solicitor panel ahead of completing my conveyancing in Battle?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What can a local search inform me concerning the property we're purchasing in Battle?
Battle conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search is essential in every Battle conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who did the conveyancing in Battle 10 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Battle is where the house is located. Can you offer any assistance?
Flying freeholds in Battle are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Battle you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Battle may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am selling my house. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Battle if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Battle. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.