Our son-in-law is about to exchange on a newly built flat in Bruton with a mortgage from HSBC. His lawyer 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 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 HSBC conveyancing panel as a standard part of the process, and to the surveyor 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have just over seventy years remaining on my lease and need a lease extension for my apartment in Bruton. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/2/2025 the requirements read as follows :
How does conveyancing in Bruton differ for new build properties?
Most buyers of new build residence in Bruton come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Bruton usually acquire the land, 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 conveyancers 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 accustomed to new build conveyancing in Bruton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Bruton is the location of the property. Is there any guidance you can impart?
Flying freeholds in Bruton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bruton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bruton 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 residence.
What tools are available to identify a Bruton solicitor on the Bank of Ireland conveyancing panel? I am a keen cyclist and am prepared to travel upto 10miles to meet the solicitor.
You can use the facility on this page. Please choose the mortgage company and your location and you will see a number of Bruton conveyancing lawyers based on proximity. We have detailed some Bruton conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Bank of Ireland member panel
Am I better off to choose a Bruton conveyancing practitioner based in the vicinity that I am buying? An old friend can handle the legal formalities but they are based 400miles away.
The benefit of a high street Bruton conveyancing practice is that you can attend the office to sign documents, deliver your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that should outweigh using an unfamiliar Bruton conveyancing solicitor just because they are local.