Our grandson is in the process of securing a new build apartment in Helston with a mortgage from UBS. 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 document 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 UBS 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Have completed on a a detached house in Helston , What is the estimated time for the Land Registry to register my proprietorship? My Helston conveyancing solicitor has been very slow, so I want to check that my purchase is registered.
There is nothing unique about conveyancing in Helston registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration takes place once the buyer has moved in to the property so post completion formalities is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I have been pointed in your direction by a number of property agents in Helston to get a quote from a solicitor using your seach tool. What’s the financial advantage for Estate Agents to market your services over a competitor’s?
We refuse to give any commission for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
In my capacity as executor for the will of my uncle I am selling a property in Cardiff but live in Helston. My conveyancer (who is 235 kilometers awayneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Helston who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are located in Helston
Can you provide any advice for leasehold conveyancing in Helston from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Helston can be reduced where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers. Some Helston leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share certificate. Arranging a replacement share certificate can be a time consuming process and delays many a Helston conveyancing transaction. Where a reissued share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved.
Leasehold Conveyancing in Helston - Examples of Questions you should consider Prior to buying
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The answer will be helpful as a) areas can cause problems in the block as the common areas may begin to deteriorate where services remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to have complete disclosure Make sure you investigate if the the lease includes any unreasonable restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Helston. If you like the propertyin Helston but your cat can’t live with you then you will be presented with a hard choice. Where a Helston lease has less than 80 years it will affect the marketability of the property. It is worth checking with your lender that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. For most Helstonlease extensions you would need to own the property for 24 months in order to be entitled to exercise a lease extension.
Our property lawyer in Helston is asking me for ID documents saying that this forms part of his legal duty as a conveyancer on the mortgage company Conveyancing panel. Can this be correct?
Anti-terror and anti-money-laundering rules require Helston conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements