My nephew is buying a house that has just been built in Alvechurch with a home loan from Yorkshire BS. 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 involved 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 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 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.

Can your site be used to locate a Conveyancing solicitor in Alvechurch even where I’m not buying or selling a house, for example if I intend to buy an office in Alvechurch with a loan from Godiva Mortgages Ltd?

Our search tool is predominantly utilised to get a quote from domestic conveyancing solicitors in Alvechurch but we have listed at the end of this page a few Alvechurch commercial conveyancing firms. You will need to speak with the company directly to establish if they can also act for Godiva Mortgages Ltd

The estate agent has sent us the confirmation of our purchase of a new build apartment in Alvechurch. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Alvechurch

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.

All being well we will complete the disposal of our £175,000 flat in Alvechurch in just under a week. The management company has quoted £324 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Alvechurch?

Alvechurch conveyancing on leasehold apartments normally requires the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is not legally bound to address these enquiries most will be willing to do so. They are at liberty to charge a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, otherwise the charge is not strictly payable. In reality you have no choice but to pay whatever is demanded should you wish to sell the property.

I acquired a 1 bedroom flat in Alvechurch, conveyancing having been completed in 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Alvechurch with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2088

With only 63 years unexpired we estimate the price of your lease extension to span between £16,200 and £18,600 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Alvechurch as it will be easier to attend their offices when needed.

Whereas this was necessary ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Alvechurch.