My god-son is buying a newly built flat in Darley Abbey with a mortgage from TSB. 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 document 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 TSB 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 TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
The Darley Abbey conveyancing lawyers that I recently instructed on my house acquisition in Darley Abbey have suddenly shut down. They were on acting for me because I had to have a solicitor on the Coventry BS conveyancing panel and my previous Darley Abbey lawyer was not. I paid them 275 plus VAT on account. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Darley Abbey 4 years ago are no longer around. What are my options?
You no longer need to hold title deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Darley Abbey I like with open areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Darley Abbey in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Darley Abbey and how can you help?
The 1954 Act provides protection to business leaseholders, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Darley Abbey is one of the hundreds of areas of the UK in which the firms we work with have offices