My nephew is in the process of securing a new build apartment in Kings Langley with a mortgage from HSBC. His conveyancer has advised him of a delay in completing 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 involved 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 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is 10 years ago since I bought my house in Kings Langley. Conveyancing lawyers have now been appointed on the sale but I can't locate my title deeds. Will this cause complications?
Don’t worry too much. First there is a possibility that the deeds will be with the lender or they may be in the possession of the solicitor who handled your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Kings Langley relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Kings Langley is where the house is located. Can you shed any light on this issue?
Flying freeholds in Kings Langley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Langley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Langley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am using a search engine for the words cheap conveyancing in Kings Langley it shows results of numerous solicitorsin the area. How do I determine which is the suitable property lawyer for me?
The ideal way of finding a suitable conveyancer is through a personal testimonial, so seek the guidance of colleagues and those you trust who have bought a property in Kings Langley or a local estate agent or financial adviser. Costs for conveyancing in Kings Langley vary, so it's sensible to request at least four fee estimates from varying types of companies. Make sure that you know that the fees are fixed.
I only have 72 years left on my lease in Kings Langley. I am keen to get lease extension but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to locate the landlord. On the whole a specialist should be helpful to carry out a search and prepare an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Kings Langley.
I purchased a leasehold flat in Kings Langley, 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? Equivalent flats in Kings Langley with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2078
With only 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
What can I do to determine who owns a house in Kings Langley?
Assuming that the premises is registered with HMLR, and you have the specifics of the location of the property, you should be able to see details from the HM Land Registry of the registered proprietor for a fee.