My god-son is buying a newly built flat in Bishops Castle with a mortgage from TSB. His lawyer 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor 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 TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are purchasing a flat in Bishops Castle. I might seem paranoid but how we can trust a solicitor? At some point we have to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my mother sell her property in Bishops Castle. Does the conveyancer commission the energy performance certificate or should I organise this?
After the abolition of Home Packs, energy performance certificates became a mandatory part of selling a house. An energy performance certificate should be commissioned before the property is placed on the market. This is not a task that solicitors normally organise. Where you are instructing a Bishops Castle conveyancing practitioner they might help arrange energy performance certificates given their contacts with reputable local providers
I am buying a property in Bishops Castle. One unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Skipton your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Bishops Castle.
We are planning on selling our house in Bishops Castle and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Bishops Castle lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Bishops Castle. We have lived in Bishops Castle for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Bishops Castle?
At this site get a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Bishops Castle. As opposed to estate agents and many comparison sites we do not operate kick-back arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the most commission, as opposed to the best value conveyancing in Bishops Castle
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £475,000 apartment in Bishops Castle in just under a week. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Bishops Castle?
Bishops Castle conveyancing on leasehold flats usually results in fees being raised by freeholders :
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Completing pre-exchange questions
Where consent is required before sale in Bishops Castle
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a 2 bed flat in Bishops Castle, conveyancing having been completed April 1999. 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? Comparable properties in Bishops Castle with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease expires on 21st October 2100
You have 75 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.