Our son-in-law is in the process of securing a house that has just been built in Saltash with a mortgage from Clydesdale. His solicitor 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My uncle passed away six months ago and as sole heir and executor I was left the property in Saltash. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
If you plan to refinance then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
Is it the case that all Saltash CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We had instructed conveyancers located in Saltash on the Clydesdale solicitor approved list. They are now charging me a further fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. The charge is not dictated by Clydesdale but by your Saltash lawyer. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
HSBC have agreed my home loan in principle, my bid on a house in Saltash has been agreed to, now what?
Your property agent will wish to be informed of your solicitor's details (make sure the property lawyers are on the lender’s approved list). Call up HSBC or the financial adviser and finalise any outstanding documentation. HSBC will appoint a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. HSBC will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Saltash.
Will our conveyancer be making enquiries regarding flooding during the conveyancing in Saltash.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Saltash. Some people will purchase a house in Saltash, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Saltash. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a buyer may commence a compensation claim as a result of such an incorrect response. The purchaser’s conveyancers should also order an enviro search. This should reveal if there is any known flood risk. If so, further investigations should be initiated.
I am downsizing from my house. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Saltash if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Saltash. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Are there any apps to help find a Saltash conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the conveyancer.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Saltash and you will see a number of lawyer located nearest Saltash. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.