Our grandson is in the process of securing a newly built flat in Battle with a home loan from Leeds Building Society. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 Leeds Building Society 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 Leeds Building Society 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 property in Battle. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Battle. Conveyancing is required. What is next?
Having to all intents and purposes signed on the dotted line you will need to retain a conveyancing practitioner quickly as you now have a pending a drop dead date to complete the transaction. Every auction property will have a corresponding auction set of papers. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete on the date specified in the contract.
Planning on purchasing a house in Battle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Battle lawyer is on the RBS conveyancing panel.
I moved into my flat on 9 August and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Battle said it would be concluded in a couple of weeks. Are properties in Battle uniquely lengthy to register?
There is nothing unique about conveyancing in Battle registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any other parties. As of today roughly three quarters of submission are completed in less than three weeks but occasionally there can be protracted delays. Registration occurs after the new owner has moved in to the property thus registration formalities is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Should I be concerned by third parties that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Battle conveyancing practice?
As is the case with lots of service providers, often recommendations from connections can be very helpful. Yet there are many players in a conveyancing deal; estate agents, financial adviser and lenders might all put forward solicitors to select. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to choose your own lawyer. However, bear in mind that most banks specify a panel list of law firms you are obliged to use for the mortgage related work in your home move.
I am looking for a conveyancing practitioner in Battle for my sale. Can I check a firm’s complaints history with the legal regulator?
One may read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
I would like to sublet my leasehold flat in Battle. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Battle do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Leasehold Conveyancing in Battle - Examples of Queries Prior to Purchasing
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How is the lease structured? Who takes charge for maintaining and repairing the block?