Our grandson is purchasing a newly built flat in Hazlemere with a home loan from Skipton. His conveyancer has advised him of a delay in receiving 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 Skipton 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Finally the sale completed on my house in Hazlemere last January but the buyer keeps whats apping every few hours to moan that his solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also evidence that the home loan has been redeemed to the purchasers lawyers. There are no post completion procedures just for conveyancing in Hazlemere.
The Hazlemere conveyancing firm that I recently instructed on my purchase in Hazlemere have without warning shut down. I only went with them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my preferred Hazlemere lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
A relative advised me that if I am buying in Hazlemere I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Hazlemere conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Hazlemere around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hazlemere Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Hazlemere.
I am purchasing a new build house in Hazlemere with a mortgage from Norwich and Peterborough Building Society. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my lawyer about the extras as it could impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is it simple use the search facility to locate a conveyancing lawyer in Hazlemere on the authorised to act for my lender?
Step one is to choose a lender such as Santander, Leeds Building Society or TSB then choose your location such as Hazlemere. Conveyancing organisations in Hazlemere and further afield should be listed.