My god-son is purchasing a newly built flat in Surrey with a home loan from Coventry BS. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Coventry BS conveyancing panel as a standard part of the process, and to the surveyor 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We note that you have a search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Surrey?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Surrey.
Will my solicitor be making enquiries regarding flooding as part of the conveyancing in Surrey.
Flooding is a growing risk for lawyers conducting conveyancing in Surrey. There are those who buy a property in Surrey, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various searches that can be carried out by the buyer or by their lawyers which should give them a better appreciation of the risks in Surrey. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may commence a claim for damages as a result of such an inaccurate reply. A purchaser’s conveyancers may also order an environmental report. This should disclose if there is any known flood risk. If so, additional inquiries will need to be made.
I have recentlydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Surrey for a purchase of a leasehold flat 10 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest method to check if the premises is registered to you, 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 Surrey conveyancing specialists.
How does conveyancing in Surrey differ for newly converted properties?
Most buyers of new build premises in Surrey come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Surrey tend to acquire the site, 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 conveyancers 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 Surrey or who has acted in the same development.
Taking into account that I will soon spend over three hundred thousand on a house in Surrey I wish to have a conversation with the lawyer concerning thehouse move in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your property ownership legalities in Surrey.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Surrey should be the figure that you end up paying.