My son-in-law is in the process of securing a new build apartment in Hartfield with a home loan from Nottingham. His lawyer has advised him of 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 engaged in the purchase. 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 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 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 were going to get a DIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Hartfield solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hartfield solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am currently in the process of buying my council flat in Hartfield. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Aldermore have agreed my mortgage in principle, my offer on a property in Hartfield has been agreed to, what happens next?
The estate agent will want to know who your solicitors are (be sure the lawyers are on the lender’s panel). Telephone Aldermore or your financial adviser and finalise any appropriate paperwork. Aldermore will sellect a valuer who will get in contact with the selling agent or owners to book a time for the valuation to happen. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hartfield.
I purchased a semi-detached Georgian house in Hartfield. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hartfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the purchase.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Hartfield I like with amenity areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Hartfield in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
Looking forward to complete next month on a leasehold property in Hartfield. Conveyancing solicitors have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Hartfield should include some of the following:
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What options are available to the landlord where you have violated the provisions of the lease? What options are open to you if a neighbour is in violation of a provision in their lease? Does the lease prevent you from letting out the flat, or having a home office for business The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.
I purchased a 1st floor flat in Hartfield, conveyancing having been completed in 1999. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Hartfield with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092
With just 67 years left to run the likely cost is going to span between £10,500 and £12,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Is there a difference between surveying and conveyancing in Hartfield?
Conveyancing - in Hartfield or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the problems before you move in.