My god-son is buying a house that has just been built in Stotfold with a mortgage from Clydesdale. His lawyer 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 involved 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.
Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Stotfold?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What is the difference between a licensed conveyancer and conveyancing solicitor in Stotfold
There are two types of lawyers who can carry out conveyancing in Stotfold namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or purchase of property. Both are required to conduct Stotfold conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that the necessary procedures will be appropriately followed.
Have just purchased a repossessed house at auction in Stotfold. Conveyancing is required. What is next?
Given that you have now to all intents and purposes signed on the dotted line you will need to retain a conveyancing solicitor quickly as you now have a tight a fixed date to complete the conveyancing. Every auction property will have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
My wife and I purchasing a 3 bedroom semi in Stotfold. We would like to convert the garage to an office at the property.Will legal work on the property involve checks to determine if these works are prohibited?
Your solicitor will check the deeds as conveyancing in Stotfold can on occasion identify restrictions in the title documents which prevent categories of alterations or necessitated the permission of another owner. Many works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I used Arc property Solicitors several years ago for my conveyancing in Stotfold. Now, I need the documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stotfold of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Stotfold differ for new build properties?
Most buyers of new build property in Stotfold come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Stotfold typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Stotfold or who has acted in the same development.
My in 2007. He has been wed, widowed and is now married again. He will be marketing the property this June. I believe he will simply be need to supply copies of his marriage certificates to the solicitor but he is worried it will delay the home move. Is it worth updating the Land Registry information for the house?
You are not required to update the register as long as you have the proof required to demonstrate how the change of name resulted.
The buyer’s conveyancing practitioner should review the land registry details and requisition evidence by way of proof of the name change for example marriage certificates.