My god-son is buying a new build apartment in Ladywood with a mortgage from Principality. His conveyancer has said that there is 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the Principality 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am selling my flat in Ladywood. Does my solicitor need to be on the Coventry BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Ladywood?
There are two types of lawyers who can carry out conveyancing in Ladywood namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the disposal or acquisition of property. Both are duty bound to perform Ladywood conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be professionally administered and that the requisite procedures should be accurately taken.
We were going to get a OIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Ladywood solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Ladywood solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
My offer was accepted on an apartment in Ladywood on 23/4/2025, valuation was booked 3 days after, received a clean bill of health. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Ladywood is where the house is located. What do you suggest?
Flying freeholds in Ladywood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ladywood you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ladywood may determine 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 husband and I are novice buyers - had an offer accepted, yet the agent has warned us that the vendor will only move forward if we instruct the agent's chosen lawyers as they want an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Ladywood
We suspect that the seller is not behind this requirement. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Ladywood conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing thresholds set by HQ.
What is the best way to find the right lawyer for my conveyancing in Ladywood ?
First ask the people you trust who they would recommend. Second, search the internet for conveyancing in Ladywood. Telephone two or three from the list and ask them to send you their conveyancing charges and speak to the lawyer who will conduct your conveyancing before you make your choice. Third is to make use of this site to assist you in finding the right lawyers for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Do not be fooled by £99 conveyancing solicitors in Ladywood