My god-son is buying a newly built flat in Birkenhead with a home loan from Skipton. His lawyer has advised him of 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 Skipton conveyancing panel as a standard part of the process, and to the valuer 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Will my conveyancer be making enquiries about flooding as part of the conveyancing in Birkenhead.
The risk of flooding is if increasing concern for lawyers dealing with homes in Birkenhead. There are those who acquire a house in Birkenhead, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their solicitors which should figure out the risks in Birkenhead. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer may issue a legal claim for losses resulting from an misleading answer. The buyer’s conveyancers will also order an environmental report. This should indicate if there is a recorded flood risk. If so, more detailed inquiries should be conducted.
Me and my brother have a semi-detached Georgian house in Birkenhead. Conveyancing solicitor acted for me and Santander. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Birkenhead and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who conducted the work.
I'm purchasing my first flat in Birkenhead with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The sale representative told me not to tell my lawyer about this side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My company is hoping to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering no-move-no fees for non-domestic conveyancing in Birkenhead for under 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Birkenhead, including the sale and purchase of businesses as well as simply property. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. As for the fees these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or call so as to enable us to furnish you with a fixed commercial conveyancing quote.
Am I better off to instruct a Birkenhead conveyancing lawyer based in the vicinity that I am buying? We have a good friend who can perform the legal formalities but they are based over three hundred kilometers away.
The primary upside of using a high street Birkenhead conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that must trump using an unknown Birkenhead conveyancing solicitor solely due to them being round the corner.