Our son-in-law is purchasing a house that has just been built in The Meadows with a mortgage from Lloyds. His solicitor 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 form 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 Lloyds conveyancing panel as a standard part of the process, and to the surveyor 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am assisting my mother sell her house in The Meadows. Does the solicitor commission the energy performance certificate or it is for the owner to see to?
Following the demise of Home Information Packs, EPC’s became a required component of selling a property. An energy assessment needs to be to hand before the property is marketed. It is not something that law firms normally arrange. Where you are using a The Meadows conveyancing lawyer they may be able to arrange EPC’s due to their relationships with reputable The Meadows assessors
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a The Meadows property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
It is not clear whether my lender requires a lease extension. I have telephoned my The Meadows building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My The Meadows conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, they must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in The Meadows?
Its becoming the norm that commercial conveyancing solicitors in The Meadows will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in The Meadows. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in The Meadows.
For every commercial conveyancing transaction in The Meadows it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to The Meadows commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in The Meadows.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. The Meadows is the location of the property. What do you suggest?
Flying freeholds in The Meadows are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside The Meadows you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in The Meadows may decide 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 does commercial conveyancing in The Meadows cover?
Commercial conveyancing in The Meadows covers a wide array of advice, provided by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am a couple of weeks into a residential purchase having been referred to conveyancers by the local agent to do our conveyancing in The Meadows. I am am starting to be dissatisfied with the level of service. Can you help me find new solicitors?
They would have to be very bad in order to consider replacing them. Has the loan offer been issued? In the event that it has you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks panel to avoid supplemental charges and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in The Meadows