My son-in-law is in the process of securing a newly built flat in Lapworth with a mortgage from HSBC. His solicitor 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 HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

How does conveyancing in Lapworth differ for new build properties?

Most buyers of new build property in Lapworth contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Lapworth usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lapworth or who has acted in the same development.

My business partner and I are planning to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Lapworth for below £1,200?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Lapworth, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or email us so that we can furnish you with a fixed commercial conveyancing quote.

Completion is due on our sale of a £275,000 garden flat in Lapworth in 8 days. The managing agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Lapworth?

Lapworth conveyancing on leasehold flats ordinarily results in administration charges raised by managing agents :

Completing conveyancing due diligence questions Where consent is required before sale in Lapworth Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Lapworth leasehold premises is £350. For Lapworth conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I purchased a basement flat in Lapworth, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Lapworth with an extended lease are worth £180,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2078

With only 59 years unexpired we estimate the price of your lease extension to range between £20,900 and £24,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

My folks cant seem to find their Lapworth land registry title on the website. They have a vague recollection 48 years ago when they acquired the house there were complications regarding Lapworth not being identified on some systems.

Nearly all properties in Lapworth should show up. Have you limited your search with simply the postcode. Ordinarily it will reveal all the premises inside the postcode. Assuming the property is recorded it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be unregistered. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title papers which could be with your parent’s lender.