Our grandson is in the process of securing a house that has just been built in Cleethorpes with a home loan from Barclays. His lawyer has said that there is a delay in completing 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 Barclays 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am assisting my niece sell her house in Cleethorpes. Will the conveyancing solicitor arrange an energy performance certificate or do I organise this?
After the abolition of HIPs, energy assessments was kept a mandatory component of selling a property. An energy performance certificate must be commissioned before the property is advertised. It is not something that lawyers ordinarily arrange. Where you are using a Cleethorpes conveyancing solicitor they might be willing to arrange energy performance certificates given their contacts with long established Cleethorpes energy assessors
I recently had an offer accepted on an apartment in Cleethorpes. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Cleethorpes solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are close to exchanging contracts on the sale of our home in Cleethorpes and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Cleethorpes lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Cleethorpes. We have lived in Cleethorpes for many years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am looking for a flat up to £235,500 and identified one close by in Cleethorpes I like with amenity areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Cleethorpes suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage that many years may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
How straightforward is it to use your search facility to get a costs illustration from a conveyancing solicitor in Cleethorpes on the authorised to act for my lender?
Step one is to select a mortgage company such as Yorkshire Building Society, The Mortgage Works or Nottingham Building Society then specify your preferred area e.g. Cleethorpes. Conveyancing firms in Cleethorpes and nationally should be listed.
We expect to complete our sale of a £125,000 flat in Cleethorpes next week. The management company has quoted £336 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Cleethorpes?
For most leasehold sales in Cleethorpes conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract questions
Where consent is required before sale in Cleethorpes
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Cleethorpes - Examples of Queries Prior to buying
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Make sure you investigate if there are any onerous prohibitions in the lease. For example it is reasonably common in Cleethorpes leases that pets are not permitted in certain buildings in Cleethorpes. If you love the flatin Cleethorpes but your cat can’t move with you then you will be faced hard compromise. What is the length of the lease? Who takes charge for maintaining and repairing the block?