Our son-in-law is buying a newly built flat in Boxmoor with a home loan from Barclays. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the first thing I need to know regarding purchase conveyancing in Boxmoor?
Not many law firms shout this from the rooftops but conveyancing in Boxmoor and elsewhere in Hertfordshire is often a confrontational experience. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the legal transfer of property. For example, the seller, selling agent and even potentially a mortgage company. Appointing a lawyer for your conveyancing in Boxmoor should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the process whose role it is to act in your legal interests and to protect you.
On occasion a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by claiming that your solicitor is dragging his heels. Or your financial adviser may try to convince you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Is there a list of Nationwide panel conveyancers in Boxmoor on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. If you are in need of a Boxmoor conveyancing practitioner on the Nationwide please make the most of our tool.
I am expecting a DIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Boxmoor solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Boxmoor solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have instructed a Boxmoor lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Boxmoor postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Boxmoor.
How does conveyancing in Boxmoor differ for newly converted properties?
Most buyers of new build property in Boxmoor contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Boxmoor typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Boxmoor or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Boxmoor is the location of the property. What do you suggest?
Flying freeholds in Boxmoor are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Boxmoor you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boxmoor may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to instruct a conveyancing solicitor in Boxmoor for my sale. Is there any facility to review a firm’s record with the legal regulator?
Members of the public may see published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.