My nephew is about to exchange on a new build apartment in Farnworth with a home loan from TSB. His solicitor 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 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.
It is is a decade since I purchased my property in Farnworth. Conveyancing lawyers have recently been instructed on the sale but I can't find the title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be kept by your mortgage company or they could still be with the conveyancers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Farnworth relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
My brother-in-law has suggested I instruct a conveyancing solicitor in Farnworth. I need to find out whether they are accepted on the Godiva Mortgages Ltd conveyancing panel. Could you or the lender confirm if they are on the panel?
The first thing you should do is e-mail your solicitor and enquire whether they are on the lender panel. Otherwise you should get in touch with Godiva Mortgages Ltd who may be able to help.
I am selling our home in Farnworth and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Farnworth conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Farnworth. We have lived in Farnworth for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with 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 illness)
I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Farnworth for a purchase of a freehold house 9 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Farnworth conveyancing specialists.
I have been on the look out for a flat up to £305k and identified one round the corner in Farnworth I like with open areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Farnworth for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.