My grandson is purchasing a newly built flat in Stalham with a mortgage from HSBC. His solicitor 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 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 HSBC 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 HSBC 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 purchasing a property and require a conveyancing solicitor in Stalham who is on the TSB solicitor panel. Can you recommend a local 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 TSB . We don't recommend any particular firms conducting conveyancing in Stalham.
Are the BSA planning on creating a online directory to list practices on the Melton Mowbray Building Society conveyancing panel for instance in Stalham?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
My wife and I are buying a house in Stalham. It might be a silly question but how we can trust a lawyer? At some point we will need to send funds 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.
When it comes to lenders such as Skipton, do Stalham solicitors incur a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further monies on our mortgage from Clydesdale as we wish to conduct renovations to our property in Stalham. Are we obliged to appoint a local Stalham solicitor on the Clydesdale conveyancing panel to handle the paperwork?
Clydesdale do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Stalham 4 years ago no longer exist. What do I do?
You no longer need to hold title official documentation to evidence that you own the land or premises, given that the Land Registry have everything they need in a digital format.
I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Stalham I like with open areas and transport links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Stalham in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan that many years will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.