My grandson is purchasing a newly built flat in Frodsham with a mortgage from Virgin Money. His conveyancer has said that there is a delay in receiving 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the surveyor 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 Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
This question may be naive but I am unexperienced as a first time purchaser of a two bedroom flat in Frodsham. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Frodsham?
On the day of completion you do not need to go to the conveyancers office in Frodsham. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
A colleague informed me that in purchasing a property in Frodsham there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Frodsham which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Frodsham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been told by my lawyer that chancel insurance is needed on my purchase. What is the level of cover for Frodsham conveyancing?
The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
The deeds to my property are lost. The lawyers who did the conveyancing in Frodsham 4 years ago are no longer around. What do I do?
As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, identify your house and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Frodsham and how can you help?
The 1954 Act provides a safeguard to business tenants, granting the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Frodsham
I am 14 days into a residential purchase having been referred to conveyancers by the estate agent to do our conveyancing in Frodsham. We are not happy. Could you help me find new solicitors?
A conveyancer would have to be very poor in order to consider diss instructing them. Has your loan offer been sent? In the event that it has you must inform them of the new lawyer and ensure the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the lenders approved list to avoid supplemental costs and delays. So that should be your first question of the new lawyers. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Frodsham
A conveyancing firm handled my conveyancing in Frodsham half a dozen years past having retained my title documents but has since been shut down – how do I retreive these?
Deeds, as such, are no longer appropriate for the majority of properties in Frodsham are registered electronically at Land Registry. If you need to establish ownership or are selling or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.