My son-in-law is purchasing a new build apartment in South Yorkshire with a home loan from Skipton. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 Skipton conveyancing panel as a standard part of the process, and to the surveyor 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 Skipton 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 South Yorkshire last July but our buyer keeps Skype messaging daily to moan that their solicitor needs to hear from myconveyancer. What should have happened following completion?
Post completion of your disposal your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer must also confirm that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion formalities specific conveyancing in South Yorkshire.
I am considering applying for a Leeds Building Society mortgage for purchase of a new build (under development) in South Yorkshire with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are purchasing a property and the solicitor has referenced Chancel Repair to which the house may be liable because it falls into the area of such a church. He has mentioned insurance. Is this really necessary for conveyancing in South Yorkshire
Unless a previous acquisition of the house took place post 12 October 2013 you may assume that solicitors delivering conveyancing in South Yorkshire to remain encouraging a chancel search and or insurance against a claim.
I own a 4 bedroom Georgian house in South Yorkshire. Conveyancing lawyer represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same property. Is it worth asking The Royal Bank of Scotland to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Yorkshire and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.
Some weeks ago I was advised by my bank that their panel lawyers operate no sale no charge basis for conveyancing in South Yorkshire. Our purchase did not proceed nevertheless the conveyancers want search fees! They say the fees are independent!
South Yorkshire conveyancing search charges are disbursements not solicitors costs as these are payable to independent parties.