My nephew is purchasing a newly built flat in Radford with a home loan from Clydesdale. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is your number one tip for finding a conveyancing solicitor in Radford
Do not opt for the cheapest Radford conveyancing quote. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.
is it true that all Radford solicitor practices on the Barclays conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being difficult. The Radford solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who dealt with the conveyancing in Radford 4 years ago no longer exist. What are my options?
In today’s world there are duplicates made of almost everything, and your solicitor will be aware exactly where to look for all the suitable documentation so you can purchase or dispose of your house without any difficulty. Where copies can’t be found, your lawyer can put in place insurance or indemnities protecting you against possible claims on your premises.
How does conveyancing in Radford differ for new build properties?
Most buyers of new build property in Radford come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Radford typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Radford or who has acted in the same development.
I opted to have a survey carried out on a house in Radford in advance of retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Radford. Conveyancing may be slightly more expensive based on your lender's requirements.
Helen (my wife) and I may need to sub-let our Radford 1st floor flat temporarily due to taking a sabbatical. We used a Radford conveyancing firm in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?
Your lease dictates relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Radford do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
Leasehold Conveyancing in Radford - Examples of Queries before buying
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Its a good idea to find out as much as possible regarding the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to every day matters like the tidiness of the communal areas. Enquire of prospective neighbours what they think of their management. On a final note, find out the dates that the maintenance charges are due to the relevant party and specifically what you get for your money. What is the name of the managing agents? What restrictions exist in the Radford Lease?