Our son is purchasing a new build apartment in Nuneaton with a mortgage from Virgin Money. His conveyancer has advised him of a delay in receiving 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer 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 Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My property lawyer in Nuneaton is not on the Aldermore Conveyancing Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Aldermore approved list?
The limited options open to you here include:
- Carry on with your preferred Nuneaton lawyers but Aldermore will need to use a conveyancer on their panel. This will result in additional total legal fees as well as cause frustration.
- Get an alternative lawyer to to deal with the conveyancing, not forgetting to check they are on the Aldermore panel
Are all Nuneaton Conveyancing Quality Solicitors on the Santander conveyancing panel?
A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We previously appointed conveyancing lawyers based in Nuneaton on the Aldermore solicitor approved list. They are now charging me a separate charge for handling the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This charge is not dictated by Aldermore but by your Nuneaton lawyer. Some firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
We have a mortgage agreed in principle with Principality. Nuneaton conveyancing solicitors have been appointed. How long does it take for Principality to forward the offer to the lawyer?
Some lenders take longer than others. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Nuneaton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Nuneaton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Nuneaton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Nuneaton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How does the Landlord & Tenant Act 1954 impact my business premises in Nuneaton and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the dueness to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Nuneaton is one of the many locations in which our lawyers have offices
What is the best way to find the right lawyer for my conveyancing in Nuneaton ?
Option 1 is to ask your friends and family who they used in the past and if they were happy with the service. Second, look on the web for conveyancing in Nuneaton. Call two or three from the list and request that they email you their conveyancing quote and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to make use of this site to assist you in finding the right solicitors for you based on your unique factors including location,speed, complexity and who your intended lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in Nuneaton