Our grandson is buying a new build apartment in Bedale with a mortgage from Skipton. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer 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 Skipton 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 recommend a Conveyancing solicitor in Bedale even where I’m not buying or selling a house, for example if I want to buy an office in Bedale with a mortgage from Leeds Building Society?
The service is primarily utilised to get a quote from domestic conveyancing solicitors in Bedale but we have listed at the bottom of this page a few Bedale commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Leeds Building Society
We wanted to use a property lawyer in Bedale for our house move. Our financial adviser has since advised us that our bank Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?
A bank will require an approved solicitor act for it. Borrowers are expected to meet the charges for this. Try using our search facility to select a solicitor to carry conveyancing in Bedale on the Chelsea Building Society approved list of solicitors.
Are all Bedale Conveyancing Quality Solicitors on the Skipton conveyancing panel?
A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Bedale conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
It is unclear whether my bank requires a lease extension. I have telephoned my Bedale building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Bedale conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should my lawyer be asking questions concerning flooding as part of the conveyancing in Bedale.
The risk of flooding is if increasing concern for lawyers dealing with homes in Bedale. There are those who purchase a house in Bedale, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their conveyancers which can give them a better understanding of the risks in Bedale. The conventional set of information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the owner, then a purchaser may issue a compensation claim resulting from an inaccurate answer. The purchaser’s conveyancers should also carry out an enviro report. This will higlight whether there is a recorded flood risk. If so, further investigations should be initiated.
A conveyancing company acted on my conveyancing in Bedale half a dozen years ago and was holding my deeds but has since been shut down – how do I retreive them?
Deeds, as such, no longer exist as the majority of homes in Bedale are archived digitally at Land Registry. Where you need to establish ownership or are selling or re-mortgaging your lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.