My grandson is about to exchange on a house that has just been built in Hanworth with a mortgage from HSBC. His lawyer has advised him of 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 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 HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a garden flat in Hanworth. Do I receive the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Hanworth?
On the day of completion you will not be required to attend the conveyancers office in Hanworth. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We are aiming to move house in December. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Hanworth. Conveyancing solicitor was chosen before I stumbled across this website.
On the day of completion you can pick up the keys from the selling agent but this should only be done once the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be given over. Subsequently you will need to advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in choosing a residential property solicitor in Hanworth or a solicitor that specialises in conveyancing in Hanworth.
UBS have agreed my home loan in principle, my bid on a property in Hanworth has been agreed to, what happens next?
Your estate agent will need to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact UBS or the broker and complete any outstanding paperwork. UBS will appoint a valuer who will get in contact with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. UBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hanworth.
I am planning on selling our property in Hanworth and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Hanworth lawyer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Hanworth. We have lived in Hanworth for six years we know of no issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to 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 ailment)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Hanworth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hanworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a leasehold apartment up to £245,000 and found one near me in Hanworth I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Hanworth for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan that many years will be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
What advice can you give us when it comes to appointing a Hanworth conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Hanworth conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Hanworth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
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How experienced is the practice with lease extension legislation? What volume of lease extensions has the firm completed in Hanworth in the last twenty four months?
Despite our best efforts, we have been unsuccessful in seeking a lease extension in Hanworth. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Hanworth conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Hanworth flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 82.93 years.