My son-in-law is purchasing a house that has just been built in Bramford with a home loan from Leeds Building Society. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 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.
Can I use your services to recommend a Conveyancing solicitor in Bramford even where I’m not purchasing or disposing of a house, for example where I want to acquire a shop in Bramford with a loan from Barclays ?
The service is mainly utilised to find domestic conveyancing solicitors in Bramford but we have recorded at the end of this page some Bramford commercial conveyancing firms. You should speak with the solicitors directly to check if they can also act for Barclays
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Bramford. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 1/10/2025, the requirements read as follows :
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Bramford?
There are two types of lawyers who can perform conveyancing in Bramford namely licenced conveyancers or solicitors. The two can provide the legal services that required to complete the sale or purchase of property. They are both required to execute Bramford conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that the necessary steps should be accurately followed.
I currently have a mortgage with Coventry BS for my property in Bramford. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel lawyer.
The formalities of my purchase has taken place for my property in Bramford. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Action Conveyancing a few years ago for my conveyancing in Bramford. I now require my file however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bramford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Frank (my husband) and I may need to sub-let our Bramford basement flat for a while due to taking a sabbatical. We instructed a Bramford conveyancing firm in 2002 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Bramford do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Bramford Leasehold Conveyancing - A selection of Questions you should ask before buying
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The best form of lease structure is a share of the freehold. In this arrangement the leaseholders have control and although a managing agent is frequently retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. How much is the ground rent and service charge? Does this lease have in excess of 85 years unexpired?