Our son is in the process of securing a newly built flat in Chelmsley Wood with a home loan from Principality. His conveyancer has said that there is 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We previously appointed conveyancers based in Chelmsley Wood on the Clydesdale solicitor approved list. They have just invoiced me a separate fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. The fee is not dictated by Clydesdale but by your Chelmsley Wood conveyancing practitioner. Plenty of firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
After weeks of negotiation I have agreed a price on a house in Chelmsley Wood. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Clydesdale 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 Clydesdale 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.
About to purchase flat in Chelmsley Wood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chelmsley Wood lawyer is on the Skipton conveyancing panel.
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 quick, no chain conveyancing. Chelmsley Wood is where the house is located. Can you offer any guidance?
Flying freeholds in Chelmsley Wood are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chelmsley Wood you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chelmsley Wood 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 property.
My husband and I are a couple of weeks into a leasehold purchase having been recommend to a firm by the selling agent to execute conveyancing in Chelmsley Wood. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
They would have to be really bad to suggest changing them. Has your mortgage been sent? In the event that it has you need to make them aware of the new contact details and ensure the loan are re-sent. Your new solicitor ideally should be on the banks approved list to avoid supplemental charges and frustration. That should be your starting point. The search tool should help you find a lender approved conveyancer for your home move in Chelmsley Wood
Harry (my fiance) and I may need to sub-let our Chelmsley Wood ground floor flat temporarily due to a new job. We used a Chelmsley Wood conveyancing firm in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Chelmsley Wood conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to seek consent via your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet in the absence of first obtaining consent. Such consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.
I acquired a ground floor flat in Chelmsley Wood, conveyancing having been completed 6 years ago. 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? Equivalent flats in Chelmsley Wood with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2069
You have 50 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.