Our son is purchasing a newly built flat in Worcester with a home loan from Leeds Building Society. His lawyer has advised him of a delay in completing 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society 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 Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What can a local search tell me about the house we're purchasing in Worcester?

Worcester conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Worcester conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I have been on the look out for a flat up to £245,000 and found one near me in Worcester I like with a park and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Worcester suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

All being well we will complete the sale of our £200,000 flat in Worcester in just under a week. The freeholder has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Worcester?

Worcester conveyancing on leasehold apartments often requires the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be willing to do so. They are entitled to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge demanded by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration fees, otherwise the charge is not strictly payable. Reality however dictates that one has no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

Worcester Conveyancing for Leasehold Flats - Sample of Queries before buying

This information is helpful as a) areas may cause problems in the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will need to have full disclosure Are any of leasehold owners in dispute over their service charge payments? What restrictions are there in the Worcester Lease?

I am searching for Worcester competitive conveyancing fees. Can I be confident that all the Worcester practices that are identified on your directory are on the mortgage company conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the mortgage company panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Worcester firm being on the lender conveyancing panel is incorrect.