Our god-son is in the process of securing a house that has just been built in Colchester with a mortgage from Nationwide. His conveyancer has advised him of a delay in receiving 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 Nationwide 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 Nationwide 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 buying a house and require a conveyancing solicitor in Colchester who is on the Principality conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Colchester.
I got the keys to my home on 5 October and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Colchester advises it would be recorded in less than a month. Are transfers in Colchester particularly slow to register?
As far as conveyancing in Colchester registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. Currently in the region of 80% of such applications are fully dealt with within two weeks but some can be subject to longer delays. Registration occurs after the new owner has moved in to the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
Last January I purchased a leasehold house in Colchester. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Colchester - Sample of Queries before buying
Does the lease include onerous restrictions? How much is the ground rent and service charge? Please note if it is no more than 80 years it will have adverse implications on the value of the apartment. Check with your bank that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of how much this will be. For most Colchesterlease extensions you would need to own the property for two years in order to be entitled to extend the lease.
I see that you have a post code search directory listing law firms on the mortgage company conveyancing panel. Do Colchester conveyancing companies pay you a referral fee if I retain them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Colchester.