My son-in-law is in the process of securing a new build apartment in Bickley with a home loan from RBS. His solicitor has said that there is a delay in receiving 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I had intended to instruct a property lawyer in Bickley for our house move. Our financial adviser informed us that our mortgage company Nationwide Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Bickley conveyancing firms would have been on many bank panels. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum number of transactions. Many Bickley conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Bickley is one of the hundreds of locations where the solicitors showing on our search results are are approved Nationwide Building Society.
I am buying a new build flat in Bickley. 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bickley
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. 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.
My step-father has recommend that I appoint his lawyers for conveyancing in Bickley. Should I choose my own solicitor?
No doubt the best way to choose a conveyancing lawyer is to have referrals from friends or relatives who have previously instructed the solicitor that you are considering.
Back In 2000, I bought a leasehold house in Bickley. Conveyancing and Bank of Ireland mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Bickley who previously acted has now retired. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Bickley conveyancing firm to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Bickley conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Bickley conveyancing firm who can help.
An example of a Lease Extension decision for a Bickley premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case related to 1 flat. The unexpired term was 50.57 years.
Are there any apps to help search for a Bickley conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentykilometers to attend the conveyancer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Bickley and you will see a number of lawyer located nearest Bickley. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.