My son is purchasing a new build apartment in Kenton with a mortgage from Skipton. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Skipton conveyancing panel as a standard part of the process, and to the valuer when asked. 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My fiancee and I are spending time viewing flats in Kenton and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with RBS.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I have a mortgage with TSB for my property in Kenton. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
TSB must be informed of your intention before renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
My offer was accepted on a house in Kenton on 19/4/2023, valuation was booked 3 days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the advice of my in-laws I had a survey completed on a house in Kenton prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to give a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Kenton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Kenton to see if the conveyancing costs will increase in light of this.
I am a sole trader looking to lease a unit on the high street. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Kenton for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Kenton, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. Regarding the costs this will depend on the structure and heads of terms of the deal. Please provide us with your details or phone us so that we can supply you with comprehensive commercial conveyancing quote.
We're FTB’s - agreed a price, but the selling agent informed us that the owners will only go ahead if we use their chosen solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in Kenton
It is improbable the vendors are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Kenton conveyancing lawyers - not the ones that will give their estate agent a referral fee or achieve conveyancing targets demanded by head office.
Having had my offer accepted I require leasehold conveyancing in Kenton. Before I get started I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Kenton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Kenton conveyancing firm to represent me?
You certainly can. We can put you in touch with a Kenton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Kenton premises is 139/139A Masons Avenue in February 2010. this was a case with an absentee freeholder. As a result the leaseholders applied to Willesden County Court for an order dispensing with the giving of a notice of claim.14th October 2009 District Judge Brar granted a vesting order and the court directed that the matter should be transferred to this tribunal to determine the freehold premium. The tribunal concluded on a figure of £13,000 for the freehold interest This case related to 1 flat. The remaining number of years on the lease was 74 years.