Our son is about to exchange on a house that has just been built in St Annes Park with a home loan from Lloyds. 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 Lloyds conveyancing panel as a standard part of the process, and to the valuer 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How do I find out if the solicitor handling my conveyancing in St Annes Park is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £192.00 in additional conveyancing charges.
Please do take advantage of the find a conveyancing panel solicitor tool on this site. Pick the lender and type ‘St Annes Park’ or your location and you will see numerous conveyancers offices in St Annes Park or by proximity to you.
Will our conveyancer be asking questions regarding flooding during the conveyancing in St Annes Park.
Flooding is a growing risk for lawyers dealing with homes in St Annes Park. There are those who buy a property in St Annes Park, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a number of searches that can be carried out by the purchaser or by their solicitors which will give them a better understanding of the risks in St Annes Park. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could commence a compensation claim stemming from an inaccurate answer. The purchaser’s solicitors will also order an enviro search. This should reveal whether there is a recorded flood risk. If so, further investigations should be conducted.
I purchased my house on 14 May and my personal details are still not registered. Need I be worried? My conveyancing solicitor in St Annes Park said it will be registered in a couple of weeks. Are titles in St Annes Park particularly slow to register?
As far as conveyancing in St Annes Park registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration takes place once the buyer is living at the property thus an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
Having checked my lease I have discovered that there are only 68 years left on my flat in St Annes Park. I now wish to get lease extension but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have made all reasonable attempts to locate the lessor. For most situations a specialist should be helpful to carry out a search and prepare a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering St Annes Park.
I own a garden flat in St Annes Park, conveyancing was carried out 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in St Annes Park with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease runs out on 21st October 2078
You have 59 years remaining on your lease we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.