My son-in-law is purchasing a new build apartment in Kings Heath with a home loan from UBS. His solicitor has said that there is 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 engaged in the transaction. 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 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My solicitor has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Kings Heath conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We are getting a further advance on our mortgage from Nationwide as we want to carry out alterations to our home in Kings Heath. Are we obliged to appoint a nearby Kings Heath solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
Planning on purchasing a maisonette in Kings Heath. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kings Heath conveyancer is on the Principality conveyancing panel.
three months have gone by following my purchase conveyancing in Kings Heath concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Kings Heath is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kings Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Heath you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Heath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Kings Heath?
At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Kings Heath. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest per referral, as opposed to the best value conveyancing in Kings Heath
I bought a flat in Kings Heath last 26/9/2022 and to date it is still not registered with HM Land Registry. It was part of a development site and my property lawyer told me that it can take over a year to complete the registration formalities. I have called HM Land Registry directly and they say that the original application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
Call your conveyancer - Where you are unsatisfied with the responses, look up their internal complaints process and escalate your problem to a Complaints Manager. Registrations for Kings Heath conveyancing are not known to be especially complex.