My god-son is in the process of securing a new build apartment in Epping with a mortgage from Bank of Ireland. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Bank of Ireland conveyancing panel as a standard part of the process, and to the valuer 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the first thing I need to know concerning purchase conveyancing in Epping?
Not many law firms or advisers will tell you this but conveyancing in Epping and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the legal transfer of property. For instance, the seller, estate agent and on occasion the bank. Choosing a law firm for your conveyancing in Epping should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to look after your legal interests and to protect you.
We are witnessing a worrying increase of a "blame" culture- someone must be blamed for the process being so protracted. You must always trust your solicitor ahead of all other parties in the conveyancing process.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Epping. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?
Where you plan to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
Just acquired a semi-detached house in Epping , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Epping conveyancing solicitor has been painfully slow, so I want to check that my ownership is recorded.
There is nothing unique about conveyancing in Epping registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested persons or bodies. Currently roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to longer delays. Registration occurs once the new owner is living at the premises thus registration formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are a couple of weeks into a leasehold purchase having been directed to a firm by the local agent to execute conveyancing in Epping. I am am starting to be disappointed with the level of service. Can you you assist me in finding new lawyers?
They would have to be really poor to suggest diss instructing them. Has your mortgage offer been generated? In the event that it has you need to inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid added fees and delays. That should be your starting point. The find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Epping
If all goes to plan we aim to complete our sale of a £400,000 garden flat in Epping on Monday in a week. The managing agents has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Epping?
For the majority of leasehold sales in Epping 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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Answering pre-contract questions
Where consent is required before sale in Epping
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a 1 bedroom flat in Epping, conveyancing formalities finalised 4 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Epping with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2083
With only 58 years remaining on your lease the likely cost is going to range between £22,800 and £26,400 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.