My son is about to exchange on a house that has just been built in Hampton Wick with a home loan from Lloyds. His solicitor 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My uncle informed me that in buying a property in Hampton Wick there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of anumerous of properties in Hampton Wick which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Hampton Wick should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The Hampton Wick solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nationwide have agreed my home loan in principle, my bid on a house in Hampton Wick has been agreed to, what happens next?
Your property agent will need to know who your solicitors are (make sure the conveyancers are on the bank’s panel). Contact Nationwide or your broker and finalise any outstanding documentation. Nationwide will sellect a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hampton Wick.
I have been on the look out for a flat up to £245,000 and identified one close by in Hampton Wick I like with a park and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Hampton Wick in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I have just appointed agents to market my ground floor flat in Hampton Wick. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly service charge invoice – Do I pay up?
It best that you discharge the invoice as usual as all ground rent and maintenance invoices should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Hampton Wick conveyancing firm to help?
Most definitely. We can put you in touch with a Hampton Wick conveyancing firm who can help.
An example of a Lease Extension decision for a Hampton Wick premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.
Some weeks ago I was advised by my mortgage company that their panel conveyancers work on no sale no charge basis for conveyancing in Hampton Wick. My purchase did not proceed and now the lawyers want search fees! They say the fees are nothing to do with their fees!
Hampton Wick conveyancing search fees are disbursements not solicitors fees as these are due to a third party.