My son-in-law is purchasing a new build apartment in Dudley with a mortgage from Co-operative. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My property lawyer in Dudley is not on the Barclays Direct Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are excluded from the Barclays Direct panel?
Your options are as follows:
- Complete the purchase with your existing Dudley lawyers but Barclays Direct will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
- Choose an alternative lawyer to act in the conveyancing, not forgetting to check they are Convince your conveyancer to do everything within their powers to join the Barclays Direct conveyancing panel
I am assisting my sister sell her flat in Dudley. Will the conveyancer arrange an energy assessment or it is for me to coordinate?
After the demise of Home Packs, EPC’s was kept a mandatory component of selling a house. An energy assessment should be to hand in advance of the property being advertised. This is not as aspect of the sale process that lawyers ordinarily organise. Where you are using a Dudley conveyancing lawyer they may be able to arrange energy assessments given their contacts with long established Dudley assessors
I am the only recipient of my late father’s will with all property in now in my sole name, including the house in Dudley. The Dudley property was put into my name in October. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in October. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most banks would take a sensible view as this requirement principally exists to identify the purchase and immediately sell or the flipping of property.
After shopping around on the internet I have found a Dudley property lawyer having checked 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 conveyancer 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 Dudley 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 Dudley.
Just bought a detached house in Dudley , how long will it take for the Land Registry to register my proprietorship? My Dudley conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Dudley registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry have to notify any third persons or bodies. Currently in the region of 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected once the purchaser is living at the property so an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Due to the advice of my in-laws I had a survey completed on a house in Dudley before retaining lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will not give a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dudley. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a sole trader planning to take over a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Dudley for less than £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Dudley, including the sale and purchase of businesses as well as simply premises. If you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will find you the right lawyer. As for the costs this will depend on the structure and nuances of the deal. Please provide us with your contact information or phone us so that we can provide you with comprehensive commercial conveyancing quote.