Our son is purchasing a newly built flat in West Heath with a mortgage from HSBC. His solicitor has advised him of 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 document 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 HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a flat and require a conveyancing solicitor in West Heath who is on the TSB conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in West Heath.
Is there a list of Leeds Building Society panel conveyancers in West Heath on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible online. If you are seeking to appoint a West Heath conveyancer on the Leeds Building Society please make the most of our tool.
The mortgage over my property is with Nationwide for my property in West Heath. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel firm.
After shopping around on the internet I have found a West Heath conveyancer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Heath surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. West Heath is the location of the property. Can you shed any light on this issue?
Flying freeholds in West Heath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Heath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Heath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My business partner and I are intending to lease a unit on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in West Heath for under £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in West Heath, including the disposal and acquisition of businesses as well as simply premises. If you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. Regarding the costs this will depend on the structure and complexity of the deal. Let us have your contact information or email us so that we may furnish you with a fixed commercial conveyancing quote.