My son is buying a newly built flat in Liss with a home loan from Principality. His conveyancer has said that there is 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 document is intended to provide information to the main parties involved in the transaction. 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.
It is a dozen years since I purchased my property in Liss. Conveyancing lawyers have recently been retained on the sale but I am unable to find the title documents. Is this a problem?
Don’t worry too much. First the deeds may be retained by your lender or they may be in the possession of the lawyers who acted in your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Liss relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Do I have to visit the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Liss so that I can pop in to their offices if necessary.
Most conveyancing panel lawyers for lenders carry out all of the work through Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in the country. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if you prefer.
There are a variety of conveyancing solicitors in Liss but how do I know who I should use?
We would encourage you not to go for the lowest Liss conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Is it the case that all Liss solicitor firms on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
After months of negotiation I have agreed a price on a house in Liss. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £150. Soon after, the conveyancer called me sheepishly admitting that they were not on the Barclays 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 Barclays 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.
I am looking for a leasehold apartment up to £305k and identified one near me in Liss I like with amenity areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Liss for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Are there any specific benefits to using a high street property lawyer in Liss
Many buyers and sellers in Liss select a local property lawyer so that they can visit just in case they have concerns, and to collect mortgage deeds rather than relying on the Royal Mail.
There is a distinct advantage when using a conveyancer nearby to a house you are purchasing, due to the knowledge of the locality and possible local issues - but this is moot. Many conveyancers are now via email and may be any place in the world.