My grandson is about to exchange on a house that has just been built in East Finchley with a mortgage from Kent Reliance. His conveyancer 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My wife and I purchasing a terrace house in East Finchley. Our aim is to convert the garage to a playroom at the house.Will legal work on the property involve investigations to determine if these works were previously refused?
Your property lawyer will review the registered title as conveyancing in East Finchley can on occasion reveal restrictions in the title documents which prevent categories of works or necessitated the permission of another owner. Some extensions require local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
We are getting the release of further monies on our home loan from Leeds Building Society as we intend to conduct alterations to our home in East Finchley. Are we obliged to select a bricks and mortar East Finchley solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I have paid off my mortgage with Co-operative. I assume I don't need a East Finchley property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Have purchased a a detached house in East Finchley , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My East Finchley conveyancing solicitor works at snail pace, so I want to be sure the registration is concluded.
There is nothing unique when it comes to conveyancing in East Finchley registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. As of today in the region of 80% of submission are completed within 12 days but occasionally there can be longer hold-ups. Historically registration occurs once the purchaser is living at the premises thus 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
Is it simple use your search facility to select a conveyancing solicitor in East Finchley on the approved list for my bank?
First select a mortgage company such as Santander, The Royal Bank of Scotland or Bank of Ireland then specify your preferred area for instance East Finchley. Conveyancing practices in East Finchley and nationally will then be listed.
We are a fortnight into a freehold purchase having been directed to solicitors by the high street agent to perform conveyancing in East Finchley. We are not happy. Could you you assist me in finding new solicitors?
A solicitor would have to be really bad in order to consider replacing them. Has your mortgage been issued? In the event that it has you must advise them of the new contact details and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid supplemental costs and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in East Finchley
I have just placed an offer on an apartment in East Finchley and the mortgage adviser that we are using recommended his conveyancing practitioner. He quoted £900 plus VAT and 3rd party costs. Does this sound expensive?
You should not rely on one estimate. You should obtain like-for-like quotes for your conveyancing in East Finchley. Then pick one that you trust and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.