My god-son is in the process of securing a newly built flat in Lingfield with a mortgage from Coventry BS. His conveyancer has said that there is a delay in completing 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do I need to be wary about estate agents that I am dealing with are recommending a national conveyancing firm rather than a High Street Lingfield conveyancing company?
As is the case with many service providers, often recommendations from family and friends can be extremely useful or valuable. But there are lots of players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all put forward lawyers to use. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the discretion to appoint your own conveyancer. You need to be aware that most banks have an approved list of lawyers you must use for the mortgage related work in your home move.
As co-executor for the will of my grandfather I am disposing of a house in Cardiff but live in Lingfield. My solicitor (based 250 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Lingfield who can attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Lingfield based
I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Lingfield. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
The majority of houses in Lingfield are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Lingfield so you should seriously consider shopping around for a Lingfield conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer will advise you fully on all the issues.
Lingfield Leasehold Conveyancing - Examples of Queries Prior to buying
If a Lingfield lease has no more than eighty years it will have adverse implications on the marketability of the property. Check with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and it is worth discovering what this would cost. Remember, in most cases you would need to own the property for two years in order to be legally able to extend the lease. Does the lease contain onerous restrictions? This question is helpful as a) areas may cause problems in the building as the common areas may begin to deteriorate if services remain unpaid b) if the tenants have an issue with the managing agents you will wish to have all the details
What can I do where I am not happy with the conveyancer who conducted my conveyancing in Lingfield?
We live in an imperfect world, and unfortunately sometimes matters do not go as planned. However there is recourse if you were dissatisfied with your conveyancing in Lingfield. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.