My grandson is purchasing a new build apartment in Seaton with a mortgage from Coventry BS. His solicitor has advised him of 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My flat in Seaton is up for sale and I have accepted an offer. Will the conveyancing practitioner have to be required to be on the HSBC conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
What is your number one tip for finding a conveyancing solicitor in Seaton
Do not opt for the lowest Seaton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Seaton. Do I pick up the keys to the property on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Seaton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
My offer was accepted on a house in Seaton on 25/4/2025, valuation was booked five days later, all came back fine. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my home can not be found. The conveyancers who dealt with the conveyancing in Seaton 5 years ago are no longer around. What are my next steps?
As long as you have a registered title the details of your ownership will be evidenced by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your house and obtain current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
My father has suggested that I instruct his conveyancers in Seaton. Should I use them?
Much as we are happy to recommend a Seaton conveyancing lawyer the best way to choose a conveyancing solicitor is to seek feedback from friends or family who have actually experience in using the solicitor you're considering.
I want to rent out my leasehold flat in Seaton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Even though your last Seaton conveyancing solicitor is not around you can check your lease to check if you are permitted to let out the premises. The rule is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you should ask your landlord for their consent.
I acquired a studio flat in Seaton, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Seaton with a long lease are worth £202,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081
With just 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.