My god-son is purchasing a newly built flat in Cann Hall with a home loan from Santander. His conveyancer 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 form 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone unfamiliar with conveyancing in Cann Hall what is your top tip you can impart for the legal transfer of property in Cann Hall
Not many law firms or advisers will tell you this but conveyancing in Cann Hall or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the legal transfer of property. For instance, the seller, property agent and even potentially a lender. Appointing a lawyer for your conveyancing in Cann Hall is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties when it comes to the legal assignment of property.
Is it the case that all Cann Hall CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved practices?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
We expect to receive a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Cann Hall solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Cann Hall solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
My husband and I are in the throws of viewing apartments in Cann Hall and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I intend to finance via a home loan with Leeds Building Society.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
What can a local search inform me regarding the house my wife and I buying in Cann Hall?
Cann Hall conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays an important part in most Cann Hall conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (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.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Cann Hall and how can you help?
The 1954 Act gives security of tenure to business lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Cann Hall
As co-executor for the will of my grandmother I am selling a house in Monmouth but I am based in Cann Hall. My conveyancer (who is 250 miles awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Cann Hall to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Cann Hall