My son is in the process of securing a newly built flat in Aintree with a home loan from Coventry BS. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document 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 Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Why do I have to pay up front when it comes to conveyancing in Aintree?

Where you are retaining lawyers for conveyancing in Aintree your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. If any down payment is as part of the sale price then this should be asked for shortly before contracts are exchanged. The closing balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.

My uncle informed me that in buying a property in Aintree there could be a number of restrictions prohibiting external alterations to a property. Is this right?

We are aware of anumerous of properties in Aintree which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Aintree should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My partner and I have arranged the release of further funds on our home loan from Nationwide as we intend to conduct alterations to our house in Aintree. Are we obliged to choose a local Aintree solicitor on the Nationwide conveyancing panel to deal with the paperwork?

Nationwide would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.

I am currently in the process of buying my council flat in Aintree. I have a mortgage offer with Lloyds. 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 use 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

Just had an offer accepted on a new build apartment in Aintree. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Aintree

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Having checked my lease I have discovered that there are only Seventy years remaining on my lease in Aintree. I need to get lease extension but my landlord is absent. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. On the whole an enquiry agent should be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court covering Aintree.

I own a 2 bed flat in Aintree, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Aintree with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2096

With just 71 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.