Our god-son is about to exchange on a new build apartment in Holbrook with a home loan from Co-operative. His solicitor has advised him of a delay in receiving 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 Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am helping my step-mother sell her property in Holbrook. Does the conveyancing solicitor arrange an energy performance certificate or should I organise this?

Following the abolition of Home Information Packs, energy assessments became a compulsory component of selling a house. An EPC needs to be commissioned in advance of the property being advertised. It is not as aspect of the sale process that law firms ordinarily arrange. Where you are using a Holbrook conveyancing practitioner they might be willing to arrange energy assessments given their relationships with reputable local accredited person

We are getting a further advance on our home loan from Lloyds as we intend to conduct improvements to our property in Holbrook. Do we need to choose a high street Holbrook solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds do not ordinarily instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Clydesdale have agreed my home loan in principle, my offer on a flat in Holbrook has been accepted, what happens next?

Your estate agent will wish to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the lender’s approved list). Telephone Clydesdale or the financial adviser and finish off any relevant forms. Clydesdale will instruct a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Clydesdale will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Holbrook.

Me and my brother purchased a terraced Georgian property in Holbrook. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Holbrook and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.

I am in need of some leasehold conveyancing in Holbrook. Before I get started I would like to find out the remaining lease term.

If the lease is registered - and 99.9% are in Holbrook - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a basement flat in Holbrook, conveyancing was carried out 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Holbrook with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080

With just 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

After what seems like an age I have had an offer on an maisonette in Holbrook agreed to, the owner does nevertheless have an associated purchase. The sellers have submitted an offer on on an apartment, but it’s not yet tied up, and has viewings of other apartments booked. I have selected a nearby conveyancing lawyer in Holbrook. What should be my next step? When do I get the mortgage application with Co-operative started with Co-operative?

It is normal to have concerns where there is a chain given your reluctance to incur costs too early (home loan application is in the region of £1k, then valuation, Holbrook conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Co-operative approved list. Regarding the next stages this very much depends on the specifics of your transaction, desire for the property and on the state of the market. During a rising market some purchasers will apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their conveyancer to press on with the conveyancing in Holbrook.