Our son-in-law is purchasing a newly built flat in Moor Row with a home loan from Nottingham. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Nottingham conveyancing panel as a standard part of the process, and to the surveyor 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am helping my niece sell her house in Moor Row. Will the conveyancer order the energy performance certificate or do I organise this?
After the demise of Home Packs, energy performance certificates remained a compulsory element of selling a house. An EPC should be commissioned in advance of the property being marketed. It is not something that lawyers ordinarily organise. If you are using a Moor Row conveyancing solicitor they may help arrange EPC’s given their relationships with reputable Moor Row assessors
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Moor Row. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Moor Row?
On the day of completion you will not be required to attend the conveyancers office in Moor Row. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We had chosen solicitors with offices in Moor Row on the Bank of Ireland solicitor panel. They have just billed me a separate sum for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer can charge a fee for this. The fee is not dictated by Bank of Ireland but by your Moor Row property lawyer. Some firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee and others do not.
Should my solicitor be asking questions regarding flooding as part of the conveyancing in Moor Row.
The risk of flooding is if increasing concern for lawyers dealing with homes in Moor Row. There are those who purchase a property in Moor Row, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that can be initiated by the buyer or by their lawyers which can figure out the risks in Moor Row. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover if the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the seller, then a buyer may bring a compensation claim resulting from an misleading reply. A purchaser’s conveyancers should also carry out an enviro report. This will disclose if there is any known flood risk. If so, more detailed investigations will need to be carried out.
three months have elapsed since my purchase conveyancing in Moor Row concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Moor Row. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Moor Row
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.