My financial adviser requires my Horsforth solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I find this out. I have contacted my local Horsforth branch but they don't know it.
You are best placed to get this information from your Horsforth conveyancer . They retain a central record lender panel numbers.
My grandson is buying a newly built flat in Horsforth with a home loan from RBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
A relative recommended that where I am purchasing in Horsforth I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Horsforth conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Horsforth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Horsforth Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Horsforth.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Horsforth I like with a park and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Horsforth in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I am an executor of my recently deceased parent's Will, with a bungalow in Horsforth which is to be sold. The house has never been registered at HMLR and I'm advised that many purchasers will insist that it is in place before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.