Our nephew is about to exchange on a newly built flat in Niton with a home loan from Nottingham. His conveyancer has advised him of 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 Nottingham 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We see that you have a search directory identifying solicitors on the Aldermore conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Niton?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Niton.
I am helping my mother sell her flat in Niton. Will the solicitor arrange an energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, energy assessments remained a required component of moving property. An energy assessment should be to hand prior to the property being marketed. It is not as aspect of the sale process that lawyers ordinarily organise. If you are instructing a Niton conveyancing solicitor they might be able to arrange EPC’s given their contacts with long established local accredited person
A relative advised me that in buying a property in Niton there may be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Niton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Niton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously chose solicitors locally in Niton on the Yorkshire BS solicitor panel. They have just invoiced me a further fee for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This charge is not set by Yorkshire BS but by your Niton conveyancing practitioner. Plenty of firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
2 months have gone by following my purchase conveyancing in Niton took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Niton I like with a park and transport links in the vicinity, however it only has 61 remaining years left on the lease. I can't really find anything else in Niton for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Given that I will soon spend hundreds of thousands of pounds on a terraced house in Niton I wish to have a conversation with the lawyer regarding theconveyancing before instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your property ownership legalities in Niton.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Niton should be the amount on the final invoice that you are charged.