My nephew is in the process of securing a new build apartment in Castle Cary with a home loan from Nationwide. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can you clarify what the consequences are if my solicitor is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Castle Cary?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Last month we had a mortgage agreed in principle with Coventry BS. Castle Cary conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS completed the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Castle Cary conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Castle Cary. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction 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 Services Team at head office. We understand that 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 note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Castle Cary? or I am told that there is historic law that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Castle Cary?
Unless a previous acquisition of the property completed after 12 October 2013 you could expect conveyancing practitioners delivering conveyancing in Castle Cary to continue to recommend a chancel search and or insurance against a claim.
The deeds to my property are lost. The lawyers who dealt with the conveyancing in Castle Cary 4 years ago are no longer around. What are my options?
Assuming the title is registered the information relating to your ownership will be recorded by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, locate your property and order current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am thinking of appointing a conveyancing lawyer in Castle Cary for my home move. Can I check a solicitor's record with the profession’s regulator?
You may find published Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.