My god-son is buying a house that has just been built in Brackley with a home loan from TSB. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB 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 TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I used Wolstenholmes a few years ago for my conveyancing in Brackley. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brackley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Brackley I like with open areas and transport links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Brackley for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Given that I will soon spend hundreds of thousands of pounds on a terraced house in Brackley I would like to have a conversation with the solicitor about mytransaction prior to appointing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Brackley.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Brackley should be the figure that you are charged.
I need to instruct a conveyancing practitioner in Brackley for my purchase. Is it possible to review a firm’s record with the legal regulator?
You can search for presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded call for training reasons.
Do you have any advice for leasehold conveyancing in Brackley with the intention of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Brackley can be avoided where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the buyers’ conveyancers. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled. Some Brackley leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you hold a share in a the freehold, you should make sure that you have the original share document. Organising a re-issued share certificate is often a lengthy formality and frustrates many a Brackley conveyancing deal. Where a duplicate share certificate is necessary, do contact the company officers or managing agents (if relevant) for this sooner rather than later.
I bought a studio flat in Brackley, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Brackley with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2099
With only 74 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.