My grandson is about to exchange on a new build apartment in Berkhamsted with a home loan from Yorkshire BS. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Yorkshire BS 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 Yorkshire BS 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 purchasing a property in Berkhamsted. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that you are obtaining a mortgage with Skipton your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Berkhamsted.
After much negotiation I have agreed a price on a house in Berkhamsted. My mortgage broker suggested a conveyancer. I paid an on account payment of £200. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on a property in Berkhamsted on 22/3/2024, valuation was booked 4 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative 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 Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some fast conveyancing in Berkhamsted as I am under a deadline to complete inside one month. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Berkhamsted the following are instances of issues that can crop up and therefore affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Unadopted Roads,...
I used Wolstenholmes a few years past for my conveyancing in Berkhamsted. Now, I need the documents however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Berkhamsted of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £305k and found one round the corner in Berkhamsted I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Berkhamsted suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.