Our nephew is buying a house that has just been built in New Brighton with a home loan from Skipton. 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having sold my house in New Brighton last July yet the purchaser is texting every few hours to say their conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
After completion of your disposal your solicitor should forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Where relevant, your solicitor must also evidence that the home loan has been discharged to the purchasers solicitors. There are no post completion tasks just for conveyancing in New Brighton.
We're in New Brighton, First time buyers purchasing with a mortgage (lender is Nottingham , and our lawyer is on the Nottingham conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Nottingham conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My wife and I buying a victorian detached house in New Brighton. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include investigations to see if these alterations are prohibited?
Your solicitor will check the deeds as conveyancing in New Brighton can sometimes identify restrictions in the title documents which prohibit certain works or necessitated the permission of another owner. Many extensions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
The mortgage over my property is with Nationwide for my property in New Brighton. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
After weeks of negotiation I have agreed a price on a house in New Brighton. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the solicitor called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling our property in New Brighton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a factory type conveyancing practice rather than a conveyancing solicitor in New Brighton. We have lived in New Brighton for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. New Brighton is the location of the property. Can you offer any assistance?
Flying freeholds in New Brighton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Brighton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Brighton 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 premises.