Our son is about to exchange on a new build apartment in Beeston with a mortgage from Barclays. His lawyer 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 document 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 Barclays 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Will my solicitor be asking questions concerning flooding as part of the conveyancing in Beeston.

Flooding is a growing risk for conveyancers carrying out conveyancing in Beeston. Some people will purchase a house in Beeston, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their lawyers which will give them a better appreciation of the risks in Beeston. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out if the property has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may commence a claim for damages resulting from an misleading response. The purchaser’s lawyers will also conduct an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be made.

I am buying a new build apartment in Beeston. Conveyancing is daunting 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 legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Beeston

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Beeston. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Beeston are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Beeston in which case you should be shopping around for a Beeston conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should advise you fully on all the issues.

I acquired a leasehold flat in Beeston, conveyancing formalities finalised in 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Beeston with a long lease are worth £202,000. The ground rent is £60 invoiced annually. The lease finishes on 21st October 2083

With just 57 years remaining on your lease we estimate the price of your lease extension to span between £28,500 and £33,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

I am searching for Beeston conveyancing quotes online. Can I be confident that all the Beeston practices that are listed on your website are on the lender conveyancing panel?

The law firms listed on our site have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Beeston conveyancing solicitor being on the lender conveyancing panel is incorrect.