My son-in-law is purchasing a newly built flat in Stafford with a mortgage from Santander. His conveyancer has advised him of a delay in completing 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We note that you have a search directory listing firms on the Nottingham conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Stafford?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stafford.
I am purchasing a 3 bedroom semi in Stafford. The intention is to carry out an extension to the side at the property.Will legal work on the property include enquiries to ascertain if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Stafford will on occasion identify restrictions in the title documents which restrict categories of changes or necessitated the permission of another owner. Certain additions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Please help - my lawyer advises that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Stafford?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stafford solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stafford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Stafford?
Its becoming the norm that commercial conveyancing solicitors in Stafford will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Stafford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stafford.
For each commercial conveyancing transaction in Stafford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Stafford commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Stafford.
I moved into my apartment on 11 May and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Stafford advises it would be dealt with inside ten days. Are properties in Stafford uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Stafford registration formalities. Rather than based on location, timescales can vary subject to who lodges the application, whether there are errors and if the Land registry need to notify any other persons or bodies. Currently in the region of three quarters of submission are fully addressed within two weeks but occasionally there can be protracted delays. Registration is effected once the new owner has moved in to the premises thus registration formalities is not typically top priority but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
I only have Seventy years unexpired on my lease in Stafford. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. For most situations a specialist may be useful to carry out a search and prepare a report to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court covering Stafford.
I am the registered owner of a split level flat in Stafford, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Stafford with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2088
With 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.