Our god-son is about to exchange on a house that has just been built in West Yorkshire with a home loan from Coventry BS. His solicitor has said that there is 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 Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in West Yorkshire so that I can pop in to their offices when needed.
Most approved lawyers for banks carry out the vast majority of communications through Royal Mail, e-mail or over phone calls. This enables them to conduct the legal work for your home move no matter where you live in the country. However you should see if you can still book an appointment to visit conveyancing lawyer if you prefer.
I can see plenty of information on this site about conveyancing in West Yorkshire but can you isolate your top tip for selecting the right conveyancer in West Yorkshire
It would be unwise to be seduced by the lowest West Yorkshire conveyancing fees. You really do get what you pay 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 know exactly what you’ll have to pay in ahead of time.
Are all West Yorkshire Conveyancing Quality Solicitors on the RBS conveyancing panel?
It is true that some banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The West Yorkshire solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Various internet forums that I have visited warn that are the main cause of obstruction in West Yorkshire conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in West Yorkshire.
I moved into my flat on 7 April and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in West Yorkshire said it would be concluded inside ten days. Are titles in West Yorkshire particularly slow to register?
There is nothing unique when it comes to conveyancing in West Yorkshire registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. At present in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Registration is effected after the purchaser is living at the premises thus 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
I own a leasehold flat in West Yorkshire. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in West Yorkshire who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a West Yorkshire conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a 2 bed flat in West Yorkshire, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in West Yorkshire with an extended lease are worth £176,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2105
With just 80 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.