My nephew is about to exchange on a new build apartment in Ludgershall with a home loan from Yorkshire BS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document 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 Yorkshire BS 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Have just purchased a repossessed house at auction in Ludgershall. Conveyancing is required. What is next?
Given that you are now to all intents and purposes signed on the dotted line you should instruct a conveyancing practitioner quickly as you will have a tight deadline in which to complete the transaction. All auction property will ordinarily have a corresponding legal set of papers. This should include most,if not all of the documents that your conveyancer will need. In the case of leasehold property the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should pass this on to the lawyer instructed by you ASAP. Do make sure that your finances are in order to complete on the date specified in the contract.
Is it correct that all Ludgershall CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,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 firms.
The formalities of my remortgage has taken place for my property in Ludgershall. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have justbecome aware that Action Conveyancing have been shut down. They carried out my conveyancing in Ludgershall for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ludgershall conveyancing specialists.
How does conveyancing in Ludgershall differ for new build properties?
Most buyers of new build premises in Ludgershall contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Ludgershall usually purchase 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 conveyancers 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 used to new build conveyancing in Ludgershall or who has acted in the same development.
What tools are available to locate a Ludgershall solicitor on the Bank of Scotland conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this page. Please pick a bank and your location and you will see a number of Ludgershall conveyancing lawyers located nearest you. We have detailed some Ludgershall conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Bank of Scotland approved list
In my capacity as executor for the estate of my aunt I am disposing of a property in Monmouth but reside in Ludgershall. My lawyer (approximately 260 kilometers from merequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Ludgershall who can attest this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Ludgershall based