My god-son is buying a house that has just been built in Crouch End with a mortgage from Skipton. His solicitor 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton 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 Skipton 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 the registered owner of a freehold property in Crouch End yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Crouch End and has limited impact for conveyancing in Crouch End but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

Will my solicitor be making enquiries about flooding during the conveyancing in Crouch End.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Crouch End. Some people will acquire a property in Crouch End, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a various searches that may be undertaken by the buyer or by their solicitors which can give them a better understanding of the risks in Crouch End. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to discover whether the premises has historically flooded. In the event that the property has been flooded in past and is not disclosed by the vendor, then a buyer may issue a legal claim for losses as a result of such an misleading reply. The purchaser’s solicitors will also carry out an enviro report. This should higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.

Am I right to be suspicious by brokers that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Crouch End conveyancing company?

As with many professional services, often recommendations from connections can be very helpful. But there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. Don't forget that most mortgage providers have an approved list of conveyancers you have to use for the lender related work in your conveyancing.

Due to complete next month on a garden flat in Crouch End. Conveyancing lawyers assured me that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Crouch End should include some of the following:

Who has the liability for maintaining the window frames specifics of the parties to the lease, e.g. these could be the lessee, superior lessor, freeholder What you can do if a neighbour breaches a clause of their lease? Changes to the premises

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Crouch End conveyancing firm to act on my behalf?

Absolutely. We can put you in touch with a Crouch End conveyancing firm who can help.

An example of a Lease Extension decision for a Crouch End property is Flat 2A 19 Shepherds Hill in June 2014. The tribunal concluded in accordance with section 48 and schedule 13 of the Leasehold Reform,Housing and Urban Development Act (the 1993 Act) that the premium payable in respect of the grant of a new lease for the Flat be £24,303 (twenty four thousand three hundred and three pounds) This case affected 1 flat. The unexpired lease term was 67.85 years.