Our god-son is buying a newly built flat in Haxby with a mortgage from Nationwide. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have been advised by my lawyer that lack of right of way insurance is required on my purchase. What is the level of cover for Haxby conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Completion of my remortgage has taken place for my property in Haxby. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Planning on purchasing a flat in Haxby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Haxby property lawyer is on the Aldermore conveyancing panel.
I own a renovated Georgian house in Haxby. Conveyancing practitioner represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Haxby and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who completed the work.
I decided to have a survey completed on a property in Haxby prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Haxby. Conveyancing may be slightly more expensive based on your lender's requirements.
I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Haxby. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Haxby ?
The majority of houses in Haxby are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Haxby so you should seriously consider shopping around for a Haxby conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your lawyer should appraise you on the various issues.
I acquired a ground floor flat in Haxby, conveyancing was carried out April 2008. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Haxby with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced annually. The lease ceases on 21st October 2100
You have 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
I am planning to acquire a flat and require a conveyancing solicitor in Haxby who is on the lender conveyancing panel. Can you recommend a Haxby or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who conduct conveyancing in Haxby. We dont recommend any particular firm.