My god-son is about to exchange on a house that has just been built in Little Haven with a mortgage from Kent Reliance. His solicitor has advised him of 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 document 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 Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to purchase with Earl Shilton BS. We have called around locally but am struggling to find a Little Haven conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the search tool on this web page. Please choose the lender and type Little Haven or your location and you will discover numerous solicitors offices in Little Haven or near you.
Will our lawyer be asking questions regarding flooding as part of the conveyancing in Little Haven.
Flooding is a growing risk for conveyancers dealing with homes in Little Haven. There are those who acquire a property in Little Haven, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Little Haven. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover if the premises has historically flooded. In the event that the property has been flooded in past and is not notified by the seller, then a purchaser may bring a compensation claim resulting from an incorrect response. The buyer’s solicitors may also carry out an enviro search. This should reveal if there is a recorded flood risk. If so, further investigations will need to be made.
We're new on the property ladder - agreed a price, but the selling agent told us that the vendor will only move forward if we instruct the agent's recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Little Haven
It is unlikely the vendors are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Contact the sellers directly and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Little Haven conveyancing solicitors - not the ones that will give the estate agent a commission or meet his conveyancing figures demanded by head office.
I have recently realised that I have Seventy years unexpired on my flat in Little Haven. I am keen to get lease extension but my freeholder is absent. What should I do?
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 an order 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 track down the freeholder. For most situations a specialist would be helpful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court overseeing Little Haven.
I inherited a basement flat in Little Haven, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Little Haven with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease ends on 21st October 2084
With 59 years left to run the likely cost is going to be between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
How do I find a Little Haven conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.
Feel free to make use of the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Little Haven and you will see a number of lawyer located nearest Little Haven. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.