Our nephew is buying a newly built flat in East Dulwich with a mortgage from Nottingham. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
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 Nottingham conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We just had an offer accepted to purchase with Earl Shilton BS. I dropped in 3 or 4 local firms but cant to find a East Dulwich conveyancing firm on the Earl Shilton BS approved list. Can you help?
Feel free to make the most of the find a lender approved solicitor tool on this site. Pick the mortgage company and type East Dulwich or your location and you will be presented with a number of lawyer located in East Dulwich or nearest you.
We are purchasing a end of terrace house in East Dulwich. The intention is to carry out an extension to the side at the property.Will legal work on the property include investigations to see if these works are allowed?
Your solicitor should check the deeds as conveyancing in East Dulwich can on occasion reveal restrictions in the title deeds which prevent categories of alterations or require the consent of another owner. Some additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
Intending to buy a house in East Dulwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the East Dulwich lawyer is on the Santander conveyancing panel.
After shopping around on the internet I have found a East Dulwich property lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Dulwich postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in East Dulwich.
It has been 2 months since my purchase conveyancing in East Dulwich took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in East Dulwich differ for newly converted properties?
Most buyers of new build or newly converted property in East Dulwich approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in East Dulwich tend to acquire the site, 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 conveyancers 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 used to new build conveyancing in East Dulwich or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in East Dulwich. Before I get started I require certainty as to the remaining lease term.
Assuming the lease is registered - and almost all are in East Dulwich - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
We have reached the end of our tether in trying to reach an agreement for a lease extension in East Dulwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a East Dulwich premises is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case affected 1 flat. The number of years remaining on the existing lease(s) was 61.81 years.