My nephew is about to exchange on a new build apartment in Grove with a mortgage from Aldermore. 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore 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 Aldermore 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 buying a garden flat in Grove. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Grove you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Grove.
I am purchasing a end of terrace house in Grove. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include investigations to see if these works are permitted?
Your solicitor will check the registered title as conveyancing in Grove can sometimes reveal restrictions in the title deeds which restrict categories of changes or require the permission of another owner. Some extensions require local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
The formalities of my remortgage has taken place for my property in Grove. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Our sealed bid on a property in Grove has been accepted, the sellers do nevertheless have a tied purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Grove. What do I do now? When do I get the mortgage application with Leeds Building Society started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Grove conveyancing search charges, etc). The first course of action is to ensure that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. As to the subsequent phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with the conveyancing in Grove.
I purchased my home on 4 November and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Grove expressed confidence that it will be concluded in less than a month. Are properties in Grove uniquely lengthy to register?
There is nothing unique about conveyancing in Grove registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any third parties. At present approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the buyer has moved in to the premises so an expedited registration is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a flat up to £235,500 and identified one close by in Grove I like with open areas and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Grove suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.