Our god-son is about to exchange on a new build apartment in Dronfield with a mortgage from HSBC. 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 involved 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 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.
Can I use your services to recommend a Conveyancing solicitor in Dronfield even if I’m not purchasing or selling a house, for example if I wish to buy an office in Dronfield with a loan from Nationwide Building Society?
Our comparison service is predominantly there to locate domestic conveyancing solicitors in Dronfield but we have set out at the end of this page some Dronfield commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for Nationwide Building Society
I have been told that property searches are a common reason for obstruction in Dronfield conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Dronfield.
My husband and I may need to rent out our Dronfield garden flat temporarily due to a new job. We instructed a Dronfield conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
A lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Dronfield do not contain subletting altogether – such a clause would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I own a split level flat in Dronfield, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar flats in Dronfield with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2081
With only 56 years left to run the likely cost is going to range between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
What are my options where I am not happy with the lawyer who conducted my conveyancing in Dronfield?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse where you were unhappy with your conveyancing in Dronfield. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.