Our son-in-law is buying a newly built flat in Twickenham with a home loan from Principality. 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 form 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 Principality 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We hope to to purchase with Norwich and Peterborough Building Society. We have called around locally yet am unable to find a Twickenham conveyancing firm on the Norwich and Peterborough Building Society approved list. Can you assist?
Feel free to make use of the search tool on this site. Please choose the lender and type Twickenham or your preferred area and you will be presented with numerous solicitors based in Twickenham or nearest you.
We are getting a further advance on our home loan from Skipton as we want to conduct renovations to our house in Twickenham. Are we obliged to appoint a bricks and mortar Twickenham solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I have paid off my mortgage with Principality. I assume I don't need a Twickenham conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
RBS have agreed my mortgage in principle, my bid on a apartment in Twickenham has been accepted, what are the next steps?
Your estate agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Telephone RBS or your financial adviser and finish off any outstanding paperwork. RBS will instruct a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. RBS will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Twickenham.
I'm buying a new build house in Twickenham with a mortgage from Chelsea Building Society. The sellers would not budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not inform my conveyancer about the side-deal as it will adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a house in Twickenham before retaining lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to issue a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you call us we can look into this further via 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 Twickenham. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 impact my commercial property in Twickenham and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial tenants, granting the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Twickenham is one of our hundreds of areas of the UK in which our lawyers have offices