My nephew is about to exchange on a house that has just been built in Staines with a home loan from Clydesdale. His lawyer 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 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 Clydesdale 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 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 does a local search inform me concerning the property I am purchasing in Staines?
Staines conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search is essential in every Staines conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Staines?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Staines. 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…’
Due to the advice of my in-laws I had a survey completed on a house in Staines prior to appointing lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Staines. Conveyancing will be smoother if you use a solicitor in Staines especially if they are familiar with such properties in Staines.
Is it possible to transfer to a new firm as I have to appoint a firm on the Barclays conveyancing panel. I was using a local conveyancing solicitor in Staines round the corner but he is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Staines on the Barclays panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Staines. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Staines.
Completion is due on the disposal of our £225,000 maisonette in Staines on Thursday in a week. The landlords agents has quoted £420 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Staines?
Staines conveyancing on leasehold apartments more often than not involves the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to do so. They are entitled to levy a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some situations it is above £800. The administration charge demanded by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Staines. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the amount due.
An example of a Lease Extension case for a Staines property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired residue of the current lease was 82.93 years.