My god-son is buying a new build apartment in Nailsea with a mortgage from TSB. His solicitor has said that there is a delay in receiving 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor 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 TSB 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 post code search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Nailsea?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Nailsea.
We wanted to use a property lawyer in Nailsea for our home move. Our broker informed us that our mortgage company Accord Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies normally restrict either the category or the amount of conveyancing firms on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have decided to limit the amount of solicitor practices they use to act for them. Be aware that Accord Mortgages Ltd have no responsibility for the quality of advice provided by any member of Accord Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are mixed views concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that thousands of law firms, including some in or near Nailsea only conduct one or two conveyances a year.
I am intent on selling our house in Nailsea and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Nailsea lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Nailsea. We have lived in Nailsea for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
What does commercial conveyancing in Nailsea cover?
Nailsea conveyancing for business premises incorporates a broad array of services, given by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Estate agents have just been given the go-ahead to market my garden apartment in Nailsea. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would given that all rents and service invoices should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a 2 bed flat in Nailsea, conveyancing was carried out in 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Nailsea with an extended lease are worth £176,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2103
With 79 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.