My son is about to exchange on a house that has just been built in Hanley with a home loan from Kent Reliance. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form 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 Kent Reliance 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is your number one tip for finding a conveyancing solicitor in Hanley
We would encourage you not to base your choice on the lowest Hanley conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
Is it the case that all Hanley CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hanley solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. You may wish to consider appointing your own Hanley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some fast conveyancing in Hanley as I am faced with an ultimatum to complete inside one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Hanley the following are instances of issues that can be revealed and therefore affect future mortgageability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in Hanley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hanley
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Hanley I like with amenity areas and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Hanley suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
Am I best advised to use a Hanley conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal formalities but his firm is located a couple of hundredkilometers away.
The benefit of a local Hanley conveyancing firm is that you can pop in to sign paperwork, present your identification documents and pester them where appropriate. Having local Hanley know how is a benefit. However 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 Hanley conveyancing solicitor solely due to them being Hanley based.