Our son is in the process of securing a newly built flat in Hemel Hempstead with a home loan from RBS. His lawyer 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 document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We note that you have a post code search directory identifying law firms on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Hemel Hempstead?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hemel Hempstead.
I am helping my aunt sell her property in Hemel Hempstead. Does the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the abolition of Home Packs, energy performance certificates was retained a compulsory part of selling a property. An energy performance certificate should be commissioned before the property is put on the market. It is not a task that lawyers ordinarily organise. Where you are instructing a Hemel Hempstead conveyancing solicitor they may be willing to arrange EPC’s given their contacts with reputable Hemel Hempstead energy assessors
Can you point me to a directory of Nationwide panel solicitors in Hemel Hempstead on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings available on the web. If you are in need of a Hemel Hempstead property lawyer on the Nationwide please make the most of our facility.
I recently had an offer accepted on an apartment in Hemel Hempstead. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £225. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
How does conveyancing in Hemel Hempstead differ for newly converted properties?
Most buyers of new build or newly converted property in Hemel Hempstead contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Hemel Hempstead usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hemel Hempstead or who has acted in the same development.
How do I use your search facility to select a conveyancing solicitor in Hemel Hempstead on the panel for my lender?
1st select a lender such as HSBC Bank, Chelsea Building Society or Nottingham Building Society then choose your preferred area e.g. Hemel Hempstead. Conveyancing practices in Hemel Hempstead and further afield should be listed.
Our mortgage broker has suggested using their solicitor for our conveyancing in Hemel Hempstead - Surely it’s better to just use them?
This is not necessarily the case and you are free to opt for whichever conveyancing practitioner you prefer for your Hemel Hempstead conveyancing. The property lawyer suggested by a 3rd party adviser may not necessarily be the best lawyer, they may suggest their own conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.