Our nephew is purchasing a new build apartment in Hitchin with a home loan from HSBC. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document 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 HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am buying a house and require a conveyancing solicitor in Hitchin who is on the Britannia approved. Can you recommend a 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 Britannia in certain locations such as Hitchin. We dont recommend any particular firm.
Will my lawyer be asking questions regarding flooding as part of the conveyancing in Hitchin.
Flooding is a growing risk for lawyers dealing with homes in Hitchin. Some people will buy a house in Hitchin, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or by their solicitors which should give them a better understanding of the risks in Hitchin. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer could commence a compensation claim as a result of such an incorrect response. A purchaser’s lawyers will also commission an environmental search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations should be initiated.
Me and my brother purchased a renovated Edwardian house in Hitchin. Conveyancing practitioner represented me and TSB. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. Is it worth asking TSB to clarify?
You need to 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 Hitchin and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who conducted the work.
I want to sublet my leasehold flat in Hitchin. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Hitchin do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a 1 bedroom flat in Hitchin, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Hitchin with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2091
You have 66 years left to run we estimate the price of your lease extension to be between £12,400 and £14,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
Are you able to clarify the extent of conveyancing offered by Hitchin conveyancing solicitors?
By and large Hitchin conveyancing companies manage to handle a number of legal advice to domestic and agricultural land owners, vendors, investors, landlords and leaseholders helping outwith some of the following:
-
Private sale conveyancing in Hitchin and beyond
Residential purchase conveyancing in Hitchin and nationwide
Declarations of Trust for family and other joint ownership Help to Buy Conveyancing in Hitchin and countryside Council House Right-to-Buy Scheme Adverse Possession claims where you are occupying an area of land adjacent to your property and using this as your own - advise on the potential for making a claim to ownership of that land