My son is in the process of securing a new build apartment in Grappenhall with a mortgage from Santander. 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 involved in the transaction. 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 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We see that you have a post code search directory listing solicitors on the Aldermore conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Grappenhall?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grappenhall.
I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Grappenhall with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Just bought a semi-detached house in Grappenhall , how long will it take for the Land Registry to register the transfer to my name? My Grappenhall conveyancing solicitor works at snail pace, so I want to check the post completion formalities are addressed.
As far as conveyancing in Grappenhall is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. At present roughly 80% of such applications are completed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the new owner is living at the premises so 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
In my capacity as executor for the will of my grandfather I am selling a property in Cardiff but I am based in Grappenhall. My solicitor (approximately 250 kilometers from mehas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Grappenhall who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Grappenhall based
Why do Grappenhall conveyancing fees are higher for leasehold and freehold properties?
If acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control