My grandson is in the process of securing a new build apartment in Ormesby with a home loan from Santander. His lawyer has said that there is a delay in completing 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having sold my house in Ormesby last March yet the purchaser is calling me to say her solicitor needs to hear from mine. What are the post completion sale legalities following completion?
After completion of your sale your solicitor is committed to send the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your solicitor should also evidence that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion requirements unique to conveyancing in Ormesby.
I had intended to instruct a property lawyer in Ormesby for our home move. Our broker has since advised us that our mortgage lenders Leeds Building Society won't deal with them. Surely this is unduly restrictive?
Mortgage Companies ordinarily restrict either the category or the number of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, some have limited the number of firms they allow to represent them. You should note that Leeds Building Society have no responsibility for the quality of advice provided by any member of Leeds Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there remains differing views concerning the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Ormesby only perform one or two conveyances per annum.
What is your number one tip for finding a conveyancing solicitor in Ormesby
It would be unwise to be tempted by the cheapest Ormesby conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Ormesby property lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Ormesby. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Should my lawyer be making enquiries concerning flooding during the conveyancing in Ormesby.
Flooding is a growing risk for conveyancers dealing with homes in Ormesby. There are those who acquire a house in Ormesby, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Ormesby. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to find out if the property has suffered from flooding. If the property has been flooded in past and is not notified by the seller, then a buyer may commence a legal claim for losses stemming from an incorrect response. A purchaser’s conveyancers may also order an environmental search. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be initiated.
I have justbecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Ormesby for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method 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 Ormesby conveyancing specialists.