My son-in-law is buying a new build apartment in Bedford Park with a home loan from Leeds Building Society. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties involved 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 bank has suggested solicitors on their panel based in Bedford Park but I would rather instruct a conveyancing lawyer in Bedford Park local to me. Can you help?
The minority of Bedford Park conveyancing solicitors are listed all banks conveyancing panel. Use the above find an approved solicitor tool to identify a Bedford Park conveyancing firm on the on the mortgage company panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bedford Park
There are two types of lawyers who can conduct conveyancing in Bedford Park namely licenced conveyancers or solicitors. Both professionals provide the legal services that you need to complete the sale or purchase of property. They are both obliged to conduct Bedford Park conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be professionally carried out and that the necessary steps will be appropriately taken.
My father advised me that in buying a property in Bedford Park there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Bedford Park which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Bedford Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I can not fathom if my mortgage offer requires a lease extension. I have called my Bedford Park bank branch on various occasions and was informed it wasn't a problem and they will lend. My Bedford Park conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
As long as the property lawyer is on the lender approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Bedford Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bedford Park
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There must be mutual enforceability of lessee’s covenants. 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. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the input of my in-laws I had a survey completed on a property in Bedford Park in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks may not issue a loan on such a property.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bedford Park. Conveyancing will be smoother if you use a solicitor in Bedford Park especially if they are acquainted with such properties in Bedford Park.
Helen (my wife) and I may need to let out our Bedford Park ground floor flat temporarily due to taking a sabbatical. We used a Bedford Park conveyancing practice in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your previous Bedford Park conveyancing solicitor is not available you can check your lease to check if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you must seek consent via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet in the absence of prior consent. Such consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I inherited a garden flat in Bedford Park. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?
in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Bedford Park flat is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case was in relation to 2 flats. The unexpired residue of the current lease was 64.64 years.