My son-in-law is about to exchange on a newly built flat in Hatch End with a home loan from Virgin Money. His conveyancer has advised him of a delay in completing 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 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 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 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.
At what point does exchange of contracts take place for sale conveyancing in Hatch End and am I required to be at the solicitors branch?
If you are local to our conveyancing solicitors in Hatch End you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hatch End)to be in the office at the appropriate time.
I can see plenty of information on this site about conveyancing in Hatch End but what is your top tip for finding the right conveyancer in Hatch End
We would encourage you not to base your choice on the lowest Hatch End conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Hatch End solicitors on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Hatch End solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hatch End solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
It has been three months following my purchase conveyancing in Hatch End completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey done on a property in Hatch End before retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks will refuse to grant a loan on this type of property.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hatch End. Conveyancing may be slightly more expensive based on your lender's requirements.
I would like to sublet my leasehold flat in Hatch End. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Hatch End conveyancing lawyer is not available you can check your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek permission from your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining permission. Such consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Hatch End conveyancing firm to help?
Most certainly. We are happy to put you in touch with a Hatch End conveyancing firm who can help.
An example of a Lease Extension case for a Hatch End flat is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired term was 71 years.