Our son-in-law is purchasing a newly built flat in Lincolnshire with a mortgage from Clydesdale. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form 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 Clydesdale 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 Clydesdale 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 planning to acquire a flat and require a conveyancing solicitor in Lincolnshire who is on the Skipton solicitor panel. Could you point me in the right direction as regards a 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 Skipton . We don't recommend any particular firms conducting conveyancing in Lincolnshire.
We were going to get a OIP from Santander 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 Santander recommend any Lincolnshire solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lincolnshire solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
My wife and I are in the process of viewing houses in Lincolnshire and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this stage? I will be getting a home loan with Co-operative.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are getting a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I have paid off my mortgage with Nationwide. I assume I don't need a Lincolnshire property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I require quick conveyancing in Lincolnshire as I am faced with pressure to exchange contracts within 3 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Lincolnshire the following are instances of issues that can appear and adversely impact future saleability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Lincolnshire differ for newly converted properties?
Most buyers of new build residence in Lincolnshire approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Lincolnshire typically buy 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 property lawyers 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 Lincolnshire or who has acted in the same development.
All being well we will complete the sale of our £300,000 garden flat in Lincolnshire in nine days. The management company has quoted £360 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Lincolnshire?
Lincolnshire conveyancing on leasehold apartments nine out of ten times involves fees being raised by managing agents :
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Completing pre-contract enquiries
Where consent is required before sale in Lincolnshire
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Lincolnshire - A selection of Questions you should ask before Purchasing
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Is the freehold owned jointly by the leaseholders? What is the service charge and ground rent on the apartment? Does this lease have more than 82 years unexpired?