Our son-in-law is about to exchange on a newly built flat in Kelsall with a mortgage from Lloyds. 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when requested. 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a property and need a conveyancing solicitor in Kelsall who is on the Kent Reliance approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Kelsall.
Is it the case that all Kelsall CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership 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 solicitors wishing to remain on their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Kelsall. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
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 Kelsall solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 Kelsall 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.
What can a local search reveal about the property my wife and I purchasing in Kelsall?
Kelsall conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search is essential in every Kelsall conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Kelsall is the location of the property. Can you shed any light on this issue?
Flying freeholds in Kelsall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kelsall you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kelsall may ascertain 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 premises.
My wife and I have recently had an offer accepted on a apartment and had meeting on Monday with Leeds Building Society for the mortgage. They advised me that when it comes to selecting a solicitor that if they are not on their approved panel of lawyers then we will have to pay out an additional charge of £200. This is is due to the fact that they will then have to instruct a conveyancer to act on their behalf in addition to the one we appoint on our behalf and we are liable for their costs. I have asked Leeds Building Society to supply me with a list so I can seek quotes only from their approved lawyers but was told they dont have such a list to hand over. Is their an easier way of going about this?
You should ask Leeds Building Society what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society in the past. Where the answer to those is yes, then just double check with Leeds Building Society. Another option is to make use of our search tool and we may be able to find you a solicitor in Kelsall on the approved list for Leeds Building Society.