Our god-son is in the process of securing a newly built flat in Old Colwyn with a home loan from Skipton. 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 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 Skipton 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have been referred to a conveyancing solicitor in Old Colwyn. I need to find out whether they are accepted on the Chelsea Building Society conveyancing panel. Can you advise?
You should contact your conveyancer and ask them if they are on the lender panel. Otherwise you should call Chelsea Building Society who may be able to confirm.
How can we tell if a Old Colwyn conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Old Colwyn seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your conveyancing.
I had an offer accepted on an apartment in Old Colwyn on 29/9/2026, valuation was booked 4 days later, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
My offer on a property in Old Colwyn has been agreed to, the vendors do nevertheless have a connected purchase. The vendors have offered on somewhere, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Old Colwyn. What do I do now? At what point do I apply for the mortgage with Clydesdale?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Old Colwyn conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Clydesdale approved list. Regarding the next stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a buoyant market the majority of purchasers would apply for the mortgage with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Old Colwyn.
I am buying a new build house in Old Colwyn with a loan from Barclays . The developers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not disclose to my solicitor about the extras as it may adversely affect my mortgage with Barclays . Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Old Colwyn is the location of the property. Is there any advice you can give?
Flying freeholds in Old Colwyn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Colwyn you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Colwyn 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 premises.
All being well we will complete the sale of our £425,000 apartment in Old Colwyn next week. The management company has quoted £420 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Old Colwyn?
Old Colwyn conveyancing on leasehold maisonettes ordinarily results in fees being raised by landlords agents :
-
Addressing pre-contract enquiries
Where consent is required before sale in Old Colwyn
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Old Colwyn - A selection of Questions you should consider before buying
-
Be sure to find out if the the lease includes any adverse restrictions in the lease. For example it is very common in Old Colwyn leases that pets are not allowed in in a block in Old Colwyn. If you love the flatin Old Colwyn however your cat can’t move with you then you have a very hard compromise. Does this lease have in excess of 90 years remaining? In the main the outlay for major works tend not to be incorporated into the service charges, albeit that there some managing agents in Old Colwyn ask leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for larger works.