Our nephew is in the process of securing a house that has just been built in East Grinstead with a home loan from UBS. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document 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 UBS conveyancing panel as a standard part of the process, and to the surveyor 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We wanted to use a conveyancing solicitor in East Grinstead for our home move. Our financial adviser has since notified us that our mortgage lenders Norwich and Peterborough Building Society won't deal with them. Surely this is unduly restrictive?
A bank can insist on a panel solicitor act for it. Borrowers are expected to meet the charges for this. Try using our database to find a solicitor to carry conveyancing in East Grinstead on the Norwich and Peterborough Building Society approved list of solicitors.
I can see plenty of information on this site regarding conveyancing in East Grinstead but can you isolate your top tip for appointing the right conveyancer in East Grinstead
We would encourage you not to base your choice on the lowest East Grinstead conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local East Grinstead building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My East Grinstead conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their published requirements. Who do I believe?
Your property lawyer must comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on a house in East Grinstead. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £200. Shortly after, the lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Stirling Law several years past for my conveyancing in East Grinstead. Now, I need the documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 East Grinstead 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.
I am buying a new build house in East Grinstead benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not disclose to my conveyancer about this deal as it may impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. East Grinstead is where the house is located. Can you offer any opinion?
Flying freeholds in East Grinstead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Grinstead you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Grinstead may ascertain 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 property.