My god-son is buying a newly built flat in Manor House with a home loan from Kent Reliance. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. 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 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 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.
I am in the process of remortgaging my property in Manor House, does my lawyer have to be on the Virgin Money Solicitor panel?
In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I need some expedited conveyancing in Manor House as I have a deadline to complete in less than 2 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Manor House the following are instances of issues that can crop up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
Due to the encouragement of my in-laws I had a survey completed on a house in Manor House in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks will not give a mortgage on such a premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Manor House. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Manor House to see if the conveyancing costs will increase in light of this.
I wish to sublet my leasehold flat in Manor House. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Manor House do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review 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.
Despite our best endeavours, we have been unsuccessful in negotiating a lease extension in Manor House. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement decision for a Manor House flat is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case related to 1 flat. The unexpired term as at the valuation date was 71 years.
Builders have put forward a lawyer and I've received a quote from them. They are nearly £250 less expensive than my own Manor House conveyancing practitioner. What's the catch?
Developers often have lists of lawyers who are quick and who know the developer’s contract and conveyancer. As many developers offer an incentive to select their approved lawyer for this reason, any increased fees can be avoided and a developer will not put forward a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange inside a month. The argument for not agreeing to use the suggested lawyer is that they may prove reluctant to 'push' your interests at the risk of upsetting the housebuilder. Where you have concerns that this may be the case you should keep with your high street Manor House lawyer.