Our god-son is purchasing a newly built flat in Godalming with a home loan from Nationwide. His conveyancer has advised him of a delay in completing 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 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is there a reason why leasehold purchase conveyancing in Godalming costs more?
Godalming leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My brother-in-law has suggested I instruct a conveyancing solicitor in Godalming. I I would like to check if they are on the HSBC Bank approved list of lawyers. Could you advise?
The first thing you should do is e-mail the lawyer and enquire if they are on the lender panel. Alternatively please call HSBC Bank who may be able to confirm.
My father informed me that in purchasing a property in Godalming there may be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Godalming which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Godalming should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Intending to buy a flat in Godalming. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Godalming conveyancer is on the Virgin Money conveyancing panel.
I have instructed a Godalming solicitor having made sure 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 Godalming 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 Godalming.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Godalming is where the house is located. What do you suggest?
Flying freeholds in Godalming are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Godalming you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godalming may determine 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.
Am I better off to choose a Godalming conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can conduct the legal work but they are based 300miles away.
The primary upside of using a local Godalming conveyancing practice is that you can drop in to sign documents, hand in your ID and pester them where appropriate. Having local Godalming know how is a benefit. That being said 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 must surpass using an unknown Godalming conveyancing solicitor solely due to them being round the corner.