My nephew is about to exchange on a newly built flat in Southport with a mortgage from Principality. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality 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 Principality 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 newly converted flat in Southport with a loan from Accord Mortgages Ltd.We use our Southport conveyancing lawyer but Accord Mortgages Ltd informed us he's not listed on their approved list of firms. we are left little option but to use a Accord Mortgages Ltd panel lawyer or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
No, not really. The loan issued to you contains terms and conditions, one of which will be that solicitors will be on the Accord Mortgages Ltd conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
Due to the guidance of my in-laws I had a survey completed on a property in Southport before appointing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders tend refuse to grant a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Southport. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Southport to see if the conveyancing will be more expensive.
How does the Landlord & Tenant Act 1954 affect my commercial property in Southport and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business tenants, granting the dueness to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Southport
I am using a search engine for the words cheap conveyancing in Southport it shows results of many property lawyersin the area. With so much choice what is the best way to find the right solicitor for me?
The preferential method of choosing the right conveyancer is through a trusted referral, so ask colleagues and family who have bought a property in Southport or the respected estate agent or mortgage broker. Charges for conveyancing in Southport vary, so it's sensible to obtain at least three fee estimates from different solicitors. Make sure that you clarify what costs in the quote includes.