My son is about to exchange on a new build apartment in Brent Cross with a mortgage from Santander. His conveyancer 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have been recommended a conveyancing solicitor in Brent Cross. I I would like to check whether they are on the Chelsea Building Society approved list of lawyers. Can you help?
The first thing you should do is phone the conveyancer and ask them whether they are on the lender panel. Alternatively you should get in touch with Chelsea Building Society who may be able to confirm.
What is your number one tip for finding a conveyancing solicitor in Brent Cross
We would encourage you not to base your choice on the cheapest Brent Cross conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 the deal.
What is the difference between a licensed conveyancer and conveyancing solicitor in Brent Cross
There are many recorded licenced Conveyancers in Brent Cross and Solicitor partnerships in Brent Cross offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Brent Cross. The Brent Cross property was put into my name in October. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view lenders take of it, depend on the mortgage company as this provision principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.
What will a local search reveal about the house we're buying in Brent Cross?
Brent Cross conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays a central role in many a Brent Cross conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I am looking for a ground for flat up to £305k and found one round the corner in Brent Cross I like with amenity areas and railway links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Brent Cross suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I have been pointed in your direction by three or four local selling agents in Brent Cross to locate a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to promote your site over and above a competitor’s?
We don’t make any financial incentive for sending work our way. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.