Our son-in-law is buying a house that has just been built in Sharnbrook with a mortgage from HSBC. His solicitor has said that there is a delay in completing 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 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 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone clueless as to the Sharnbrook conveyancing process what is your top tip you can give me concerning the home moving process in Sharnbrook
Not many law firms or advisers will tell you this but conveyancing in Sharnbrook and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the seller, selling agent and even potentially a lender. Choosing a lawyer for your conveyancing in Sharnbrook should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to act in your best interests and to keep you safe.
There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer above all other players when it comes to the legal transfer of property.
My wife and I have a renovated Victorian property in Sharnbrook. Conveyancing practitioner represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sharnbrook and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the work.
How does conveyancing in Sharnbrook differ for newly converted properties?
Most buyers of new build or newly converted property in Sharnbrook contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Sharnbrook tend to acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Sharnbrook or who has acted in the same development.
I'm refinancing my primary house to a buy to let loan with Bank of Scotland and I will use the ballance of the raised equity as a deposit on further house. The location we are looking at is Sharnbrook. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this page to ensure that the conveyancers are approved by both banks. Having checked that they are the lawyer should be able to connect the two deals but you should talk with you conveyancer and specify your desired outcome and needs.