My son is buying a house that has just been built in Axmouth and Branscombe with a mortgage from Yorkshire BS. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
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 Yorkshire BS 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We had chosen conveyancers with offices in Axmouth and Branscombe on the Bank of Ireland solicitor approved list. They have just billed me a further sum for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not set by Bank of Ireland but by your Axmouth and Branscombe property lawyer. Plenty of firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.
My fiancee and I are at the point of looking at flats in Axmouth and Branscombe and I am now considering a potential offer. Should I already have a property lawyer in place at this stage? I intend to finance via a mortgage with Aldermore.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are getting a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
I have decided to exercise my right to buy my property in Axmouth and Branscombe off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
We are planning on selling our property in Axmouth and Branscombe and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Axmouth and Branscombe. Having lived in Axmouth and Branscombe for six years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who handled the conveyancing in Axmouth and Branscombe 5 years ago have long since closed. What are my next steps?
You no longer need to hold title deeds to evidence that you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
How easy is it to transfer to a new solicitor as I have to find a firm on the Coventry Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Axmouth and Branscombe five minutes from me but the firm is not approved by Coventry Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Axmouth and Branscombe on the Coventry Building Society panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Axmouth and Branscombe. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Axmouth and Branscombe.
Last April I purchased a leasehold property in Axmouth and Branscombe. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 2 bed flat in Axmouth and Branscombe, conveyancing having been completed in 2011. Can you work out an approximate cost of a lease extension? Similar properties in Axmouth and Branscombe with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2080
With 54 years left to run we estimate the price of your lease extension to range between £32,300 and £37,400 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do 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 take any other action placing reliance on this information before getting professional advice.