Our son is about to exchange on a newly built flat in Malvern with a home loan from Coventry BS. His solicitor has advised him of a delay in receiving 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 Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I had intended to instruct a conveyancing solicitor in Malvern for our house purchase. Our broker informed us that our mortgage lenders Bank of Scotland won't deal with them. Surely this is unduly restrictive?
Before the recession most lenders had an appetite for risk which was higher than today. Almost all Malvern conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum number of conveyancing. Many Malvern conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Malvern is amongst the many areas where the solicitors we list are are authorised to act for Bank of Scotland.
We previously selected conveyancers with offices in Malvern on the TSB solicitor approved list. They are now charging me an additional fee for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not set by TSB but by your Malvern lawyer. Numerous firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.
I am buying a property in Malvern. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Malvern.
I had an offer accepted on a house in Malvern on 3/8/2026, valuation was booked five days later, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
three months have elapsed since my purchase conveyancing in Malvern completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been advised by a number of selling agents in Malvern to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to promote your site over a competitor’s?
We don’t offer any financial incentive for sending work our way. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We have been informed by various family members that it can take six to eight weeks for Malvern conveyancing to complete.This was four weeks ago. The property information was only sent from the vendors lawyer yesterday so now does it countdown?
No definitive time frame exists for conveyancing in Malvern. Conveyancing is subject to too much unpredictabilities. Malvern conveyancing searches alone could take some weeks to arrive.