Our grandson is purchasing a house that has just been built in St Agnes with a mortgage from Clydesdale. His conveyancer has advised him of 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 document 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 Clydesdale 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the first thing I need to know concerning purchase conveyancing in St Agnes?
Not many law firms or advisers will tell you this but conveyancing in St Agnes or throughout Cornwall is often a confrontational process. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the transaction. E.g., the seller, selling agent and sometimes your bank. Appointing a solicitor for your conveyancing in St Agnes should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to protect your best interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You your first instinct should be to trust your conveyancer ahead of the other players when it comes to the legal assignment of property.
I have recentlydiscovered that Wolstenholmes have closed. They carried out my conveyancing in St Agnes for a purchase of a leasehold apartment 10 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Agnes conveyancing specialists.
I opted to have a survey carried out on a property in St Agnes ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders will refuse to grant a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Agnes. Conveyancing will be smoother if you use a solicitor in St Agnes especially if they regularly deal with such properties in St Agnes.
How do I use the search tool to get a fee calculation from a conveyancing solicitor in St Agnes on the approved list for my bank?
1st choose a mortgage company such as Halifax, Chelsea Building Society or Godiva Mortgages Ltd then type in your location a common one being St Agnes. Conveyancing firms in St Agnes and across England and Wales will then be identified.
Are St Agnes conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing costs?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in St Agnes or further afield.