Our nephew is about to exchange on a new build apartment in Pontllanfraith with a home loan from Skipton. His lawyer has said that there is 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.
Are all Pontllanfraith Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,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 conveyancing solicitors.
When it comes to mortgage companies such as Principality, do Pontllanfraith conveyancers incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pontllanfraith solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pontllanfraith postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Pontllanfraith.
I am downsizing from our property in Pontllanfraith and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a web based conveyancing firm rather than a conveyancing solicitor in Pontllanfraith. Having lived in Pontllanfraith for six years we know that this is a non issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Pontllanfraith. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Pontllanfraith
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey carried out on a house in Pontllanfraith in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some lenders will not grant a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pontllanfraith. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the phrase cheap conveyancing in Pontllanfraith it reveals many property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?
The best way of choosing the right conveyancer is via personal testimonial, so enquire of friends and relatives who have purchased a property in Pontllanfraith or a reputable estate agent or mortgage broker. Charges for conveyancing in Pontllanfraith differ, so it's a good idea to secure at least three fee estimates from varying types of property lawyers. Dont forget to clarify what costs in the quote includes.