Our nephew is purchasing a newly built flat in Buckley with a mortgage from Clydesdale. His lawyer has said that there is 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I own a freehold residence in Buckley but still charged rent, why is this and what is this?
It is rare for properties in Buckley and has limited impact for conveyancing in Buckley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
The deeds to our house are lost. The lawyers who dealt with the conveyancing in Buckley 5 years ago no longer exist. Will I be able to sell the house?
As long as the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your house and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Buckley differ for new build properties?
Most buyers of new build property in Buckley contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Buckley typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Buckley or who has acted in the same development.
I'm remortgaging my existing home to a BTL loan with Accord Mortgages Ltd and I will use the rest of the raised equity as a deposit on further property. The neighborhood we are looking at is Buckley. Will your solicitors be able to act for both sets of mortgage companies and link together the two deals?
Make use of our search tool on this site to be sure that the solicitors are on the relevant lender panels. Assuming that they are your conveyancer should be able to connect the two transactions but you should have a chat with you solicitor and specify your expectations and needs.
How up-to-date is your search tool for the lender conveyancing panel in Buckley? Do the lenders send you an updated list?
Buckley firms and firms conducting conveyancing in Buckley themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.