Our son-in-law is about to exchange on a house that has just been built in Lees and Moorside with a home loan from Kent Reliance. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document 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 Kent Reliance 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 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.
I am considering mortgaging my apartment in Lees and Moorside, does my lawyer have to be on the Kent Reliance Conveyancing panel?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Lees and Moorside.
The risk of flooding is if increasing concern for lawyers dealing with homes in Lees and Moorside. Plenty of people will purchase a house in Lees and Moorside, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their lawyers which should give them a better understanding of the risks in Lees and Moorside. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the seller, then a purchaser could commence a compensation claim as a result of such an misleading reply. A buyer’s conveyancers will also order an environmental report. This should higlight if there is any known flood risk. If so, further investigations will need to be conducted.
I used Stirling Law several years ago for my conveyancing in Lees and Moorside. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lees and Moorside of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Do I need to be suspicious by estate agents that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Lees and Moorside conveyancing firm?
As with many professional services, often referrals from connections can be worth their weight in gold. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest conveyancers to appoint. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the right to select your own conveyancer. You need to be aware that many mortgage providers specify a panel list of conveyancers you have to use for the lender aspect of your conveyancing.
In surfing the web for the words cheap conveyancing in Lees and Moorside it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The preferential way of choosing the right conveyancer is via personal recommendation, so ask friends and family who have acquired a property in Lees and Moorside or the respected estate agent or financial adviser. Charges for conveyancing in Lees and Moorside vary, so it's a good idea to request a minimum of three fee estimates from different companies. Dont forget to clarify what costs in the quote includes.