My god-son is purchasing a newly built flat in Llandaff North with a mortgage from HSBC. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. 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.
We are buying a 4 bedroom semi-detached house in Llandaff North. We would like to convert the garage to a playroom at the property.Will legal work on the property include checks to ascertain if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Llandaff North will sometimes identify restrictions in the title deeds which prohibit categories of changes or require the permission of a 3rd party. Certain works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Llandaff North conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I was told two weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Llandaff North is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just bought a semi-detached house in Llandaff North , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Llandaff North conveyancing solicitor works at snail pace, so I want to check the land registry aspects are dealt with.
As far as conveyancing in Llandaff North is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the new owner is living at the premises therefore an expedited registration is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Llandaff North. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Llandaff North
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Llandaff North is where the house is located. Is there any advice you can impart?
Flying freeholds in Llandaff North are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llandaff North you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llandaff North may decide 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 property.
My father-in-law mentioned that before selecting a conveyancing firm they must be approved by your bank. I am novice purchaser but I have an offer in principle from HSBC and I already have a high street conveyancing lawyer in Llandaff North lined up. Can Birmingham Midhshires insist on an approved conveyancer to be instructed? Does a list of approved firms even exist so I can pick a conveyancing solicitor in Llandaff North?
You need to instruct a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your preferred Llandaff North conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous choices available to you here:
- Carry on with your existing Llandaff North conveyancing practitioner but Birmingham Midhshires will no doubt instruct a property lawyer from their approved list. This will result in additional cost and likely interruption.
- Appoint a new conveyancing practitioner to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the Birmingham Midhshires conveyancing panel.