Our son-in-law is about to exchange on a house that has just been built in Royal Tunbridge Wells with a home loan from Virgin Money. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form 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 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 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.
We are looking to buy a house and need a conveyancing solicitor in Royal Tunbridge Wells who is on the Coventry BS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Royal Tunbridge Wells.
I had a mortgage agreed in principle with Aldermore. Royal Tunbridge Wells conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Aldermore?
Some lenders take longer than others. Have Aldermore done the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer agreed on an apartment in Royal Tunbridge Wells. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the property lawyer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Royal Tunbridge Wells solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Royal Tunbridge Wells?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Royal Tunbridge Wells. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am on look out for some leasehold conveyancing in Royal Tunbridge Wells. Before I get started I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Royal Tunbridge Wells - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Royal Tunbridge Wells - Examples of Queries before buying
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In the main the outlay for major works tend not to be wrapped into the service charges, albeit that some managing agents in Royal Tunbridge Wells require leasehold owners to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. It would be prudent to enquire if the the lease contains any unreasonable restrictions in the lease. By way of example it is reasonably common in Royal Tunbridge Wells leases that pets are not allowed in certain buildings in Royal Tunbridge Wells. If you like the flatin Royal Tunbridge Wells however your cat can’t live with you then you will be presented with a hard choice. Who manages the block?
Why is it not possible to complete our conveyancing in Royal Tunbridge Wells on Good Friday?
Because on completion the money will pass between the banks of the buyer and owner’s solicitor and at present this can only take place on a business day. It is not possible to complete on a weekend either.