Our god-son is buying a newly built flat in Onslow Village with a home loan from UBS. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document 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 UBS 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is is a decade since I bought my house in Onslow Village. Conveyancing lawyers have recently been appointed on the sale but I can't track down my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be kept by the lender or they could be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Onslow Village relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
Have just purchased a probate house at auction in Onslow Village. Conveyancing is necessary. What is next?
Now that you are exchanged you will need to retain a conveyancing solicitor quickly as you are faced with a tight a drop dead date to complete the purchase. An auction property will ordinarily have a bespoke legal set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to the solicitor instructed by you ASAP. Do make sure that your finances are in place to complete on the on the contractual date .
When it comes to mortgage companies such as Skipton, do Onslow Village solicitors incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Onslow Village solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are one month into a leasehold purchase having been directed to a firm by the selling agent to perform conveyancing in Onslow Village. We are not happy. Could you you assist me in finding new conveyancers?
They would need to be very bad to suggest diss instructing them. Has your loan offer been generated? If so you must make them aware of the new conveyancer and ensure the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid escalating fees and complications. That should be your first question of the new solicitors. Our search tool will help you find a bank approved solicitor for your conveyancing in Onslow Village
Last October I purchased a leasehold house in Onslow Village. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Onslow Village Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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Is there a share of the freehold? How many of the leaseholders are in arrears for their maintenance charge payments?
I'm remortgaging a house in Onslow Village. I can find my conveyancer's company on the CLC list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.