Our god-son is in the process of securing a house that has just been built in Redbridge with a home loan from Bank of Ireland. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My wife and I are purchasing a flat in Redbridge. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Redbridge. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in July. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement chiefly exists to identify subsales or the wholesaling and assigning of property.
I am currently in the process of buying my council flat in Redbridge. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Will my lawyer be raising questions concerning flooding as part of the conveyancing in Redbridge.
The risk of flooding is if increasing concern for solicitors dealing with homes in Redbridge. There are those who purchase a house in Redbridge, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or by their lawyers which should figure out the risks in Redbridge. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the seller, then a buyer may bring a claim for damages as a result of such an inaccurate reply. The purchaser’s conveyancers will also order an environmental report. This will disclose whether there is a recorded flood risk. If so, additional inquiries will need to be conducted.
I used Wolstenholmes several years past for my conveyancing in Redbridge. Now, I need my files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Redbridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My business partner and I are hoping to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for non-domestic conveyancing in Redbridge for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Redbridge, including the sale and acquisition of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. Regarding the fees these will vary based on the structure and complexity of the deal. Let us have your contact information or telephone us so that we may furnish you with a detailed commercial conveyancing quote.
Me and my husband are selling a Redbridge house we inherited seven years ago in 2011. I have over a decades worth of conveyancing knowledge and, although retired, see no reason not to undertake my own conveyancing. The buyer's conveyancing practitioner has informed me that their mortgage company will not allow us to do our own conveyancing as they require the funds to be released via a solicitor's bank account.
Mortgage requirements to solicitors from all CML members state that If the vendor is not legally represented the purchaser’s lawyers should check whether the mortgage company needs to be told so that a decision can be made if they are prepared to move forward.