My nephew is purchasing a newly built flat in Wembley Park with a home loan from Coventry BS. His conveyancer 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 transaction. 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.
We are purchasing a flat and require a conveyancing solicitor in Wembley Park who is on the Santander approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Wembley Park.
We had instructed solicitors locally in Wembley Park on the Leeds Building Society solicitor approved list. They are now charging me a supplemental amount for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. This fee is not set by Leeds Building Society but by your Wembley Park property lawyer. Numerous firms on the Leeds Building Society panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Wembley Park solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
After what feels like an age I have had an offer on a maisonette in Wembley Park agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Wembley Park. What do I do now? At what point should I apply for the mortgage with Clydesdale?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Wembley Park conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the Clydesdale conveyancing panel. As to the subsequent phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a buoyant market the majority of purchasers will apply for the mortgage with Clydesdale and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in Wembley Park.
I decided to have a survey carried out on a property in Wembley Park before appointing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some lenders tend refuse to grant a loan on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wembley Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wembley Park to see if the conveyancing costs will increase in light of this.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Wembley Park. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Wembley Park are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Wembley Park in which case you should be shopping around for a Wembley Park conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will appraise you on the various issues.
I own a ground floor flat in Wembley Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Wembley Park premises is Ground Floor Flat 69 Clifton Avenue in March 2012. the Tribunal determined that the premium payable for the new lease was £5,932 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 76.06 years.
We have been told by many family members that it may take up to two months for Wembley Park conveyancing to complete.This was a month ago. The draft contract was only received to my solicitor yesterday so does the time start running now?
There is no conventional countdown for conveyancing in Wembley Park, or any location. You simply have to ensure that your finances are in order and wait for the rest to come to you eventually.