My grandson is in the process of securing a newly built flat in Mirfield with a mortgage from Santander. His solicitor has said that there is a delay in receiving 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Our bank has suggested a law firm on their panel based in Mirfield but I would rather use a conveyancing lawyer in Mirfield local to me. Are you able to assist?
Far from all Mirfield conveyancing solicitors are on all lender’s conveyancing panel. Do make the most of our find an approved solicitor tool to find a Mirfield conveyancing conveyancer on the on the mortgage company panel.
What is your number one tip for choosing a conveyancing solicitor in Mirfield
We would encourage you not to base your choice on the cheapest Mirfield conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We are planning to move house in July. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Mirfield. Conveyancing solicitor was organised prior to coming across this page.
On the day of completion you will need to collect the house keys from your property agent but this can only happen when the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can advise the removal company that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a conveyancing in Mirfield or a legal practice that specialises in conveyancing in Mirfield.
It is unclear whether my bank requires a lease extension. I have telephoned my Mirfield building society branch on numerous occasions and was told they are content with the situation and they would lend. My Mirfield conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Your property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Mirfield is where the house is located. Can you offer any guidance?
Flying freeholds in Mirfield are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mirfield you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mirfield 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 property.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Mirfield and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Mirfield
In my capacity as executor for the estate of my aunt I am disposing of a residence in Monmouth but live in Mirfield. My solicitor (who is 235 kilometers awayneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Mirfield to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Mirfield