My grandson is about to exchange on a newly built flat in Enfield with a home loan from Aldermore. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form 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 Aldermore 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is there a list of Kent Reliance panel solicitors in Enfield on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings visible on the web. Where you are in need of a Enfield solicitor on the Kent Reliance please use our facility.
We previously instructed solicitors located in Enfield on the UBS solicitor panel. They have just invoiced me a separate amount for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee set by UBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The fee is not set by UBS but by your Enfield conveyancing practitioner. Some firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Last month we had a mortgage agreed in principle with RBS. Enfield conveyancing lawyers are chosen. How long does it take for RBS to forward the offer to the conveyancer?
There is no definitive answer here. Have RBS completed the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Are there restrictive covenants that are commonly picked up during conveyancing in Enfield?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Enfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to appoint a conveyancing solicitor for my conveyancing in Enfield. I've chance upon a site which looks to be the ideal answer If there is a chance to get all this stuff done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Helen (my wife) and I may need to rent out our Enfield garden flat temporarily due to a new job. We used a Enfield conveyancing firm in 2003 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Enfield do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Enfield conveyancing firm to act on my behalf?
if there is a missing landlord or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension case for a Enfield premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.
I am short of a 10% deposit on my flat purchase in Enfield , but I still want to exchange. What can I do?
You can agree a smaller deposit. Most vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second