My grandson is in the process of securing a new build apartment in Havering-atte-Bower with a home loan from Nationwide. His solicitor 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 document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am considering remortgaging my house in Havering-atte-Bower, does my lawyer need to be on the UBS Conveyancing panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Should our lawyer be raising enquiries about flooding as part of the conveyancing in Havering-atte-Bower.
Flooding is a growing risk for lawyers carrying out conveyancing in Havering-atte-Bower. Plenty of people will buy a house in Havering-atte-Bower, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their lawyers which can figure out the risks in Havering-atte-Bower. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine if the property has ever been flooded. If flooding has previously occurred which is not notified by the vendor, then a buyer may commence a compensation claim as a result of such an inaccurate response. The purchaser’s conveyancers may also commission an enviro search. This should higlight whether there is any known flood risk. If so, further investigations will need to be carried out.
Just bought a semi-detached house in Havering-atte-Bower , What is the estimated time for the Land Registry to record my ownership? My Havering-atte-Bower conveyancing solicitor has been painfully slow, so I want to be certain the registration is addressed.
There is nothing unique when it comes to conveyancing in Havering-atte-Bower registration formalities. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. Currently roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration takes place once the purchaser is living at the premises therefore 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Havering-atte-Bower ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Havering-atte-Bower. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Havering-atte-Bower to see if the conveyancing will be more expensive.
My fiance and I may need to let out our Havering-atte-Bower basement flat for a while due to a new job. We instructed a Havering-atte-Bower conveyancing firm in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Havering-atte-Bower do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests 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 permission.
Having spent months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Havering-atte-Bower. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Lease Extension decision for a Havering-atte-Bower residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case affected 1 flat. The unexpired term as at the valuation date was 57.5 years.