My son-in-law is about to exchange on a newly built flat in Sandbach with a home loan from Co-operative. 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 document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am purchasing a victorian detached house in Sandbach. We would like to carry out an extension to the side at the house.Will legal work on the property include checks to ascertain if these works were previously refused?
Your solicitor will review the registered title as conveyancing in Sandbach can on occasion reveal restrictions in the title documents which prevent certain changes or need the permission of another owner. Certain additions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
I had an offer accepted on a property in Sandbach on 30/10/2024, valuation was booked 4 days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on an apartment in Sandbach accepted, the vendors do nevertheless have a connected purchase. The vendors have put an offer on on an apartment, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Sandbach. What should be my next step? At what point should I apply for the mortgage with RBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Sandbach conveyancing search charges, etc). First, you must check that your conveyancer is on the RBS conveyancing panel. As to the subsequent steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a buoyant market the majority of home buyers will apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they pay their solicitor to press on with the conveyancing in Sandbach.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Sandbach?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Sandbach. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a leasehold apartment up to £245,000 and found one near me in Sandbach I like with a park and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Sandbach for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Back In 2006, I bought a leasehold house in Sandbach. Conveyancing and Barclays mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Sandbach who acted for me is not around. Any advice?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Sandbach conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in Sandbach, conveyancing having been completed May 2007. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Sandbach with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease ends on 21st October 2096
With just 72 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I am looking to buy a property and require a conveyancing solicitor in Sandbach who is on the mortgage company approved panel. Could you point me in the right direction as regards a Sandbach solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Sandbach. We dont recommend any particular solicitor.