My son-in-law is in the process of securing a house that has just been built in Kings Lynn with a home loan from Clydesdale. His lawyer has advised him of a delay in receiving 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My property lawyer in Kings Lynn has never been on on the HSBC Bank Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the HSBC Bank approved list?
Your options are as follows:
- Complete the purchase with your existing Kings Lynn solicitors but HSBC Bank will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in frustration.
- Choose a new solicitor to act in the purchase, not forgetting to check they are on the HSBC Bank panel
We are aiming to move house in April. Will my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Kings Lynn. Conveyancing lawyer was organised before I stumbled across your website.
On the afternoon of completion you will need to collect the keys from the estate agent but this should only take place when the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should advise the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can assist you in locating a residential property solicitor in Kings Lynn or a solicitor with expertise in conveyancing in Kings Lynn.
I am the only recipient of my late father’s will and I have everything in my name now, including the house in Kings Lynn. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this obligation principally exists to identify the purchase and immediately sell or the quick reselling of property.
I had a mortgage agreed in principle with Bank of Ireland. Kings Lynn conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I need some expedited conveyancing in Kings Lynn as I am faced with a deadline to sign on the dotted line inside one month. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a home loan you are at liberty not to have searches conducted although no law firm would advise that you don't. With lots of history conveyancing in Kings Lynn the following are instances of issues that can crop up and therefore affect future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
About to purchase a new build flat in Kings Lynn. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kings Lynn
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I want to rent out my leasehold apartment in Kings Lynn. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Your lease dictates the relationship between the freeholder and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Kings Lynn do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I bought a 2 bed flat in Kings Lynn, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Kings Lynn with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2091
With 67 years unexpired the likely cost is going to be between £10,500 and £12,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.