I was advised yesterday by my IFA that my Victoria Docks solicitor is not on the lender Solicitor panel. What can I do to check?
The first thing you need to do is to contact your Victoria Docks conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may be able to suggest a Victoria Docks conveyancing practice that is on the conveyancing panel for your bank.
Our grandson is purchasing a house that has just been built in Victoria Docks with a mortgage from Aldermore. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the valuer 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Victoria Docks. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Victoria Docks?
On the day of completion you will not be required to go to the conveyancers office in Victoria Docks. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
I am currently in the process of buying my council flat in Victoria Docks. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Victoria Docks building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Victoria Docks conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the bank panel, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our conveyancer be raising questions about flooding as part of the conveyancing in Victoria Docks.
Flooding is a growing risk for conveyancers carrying out conveyancing in Victoria Docks. There are those who buy a house in Victoria Docks, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their lawyers which can give them a better appreciation of the risks in Victoria Docks. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine whether the premises has ever been flooded. In the event that the premises has been flooded in past which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an misleading answer. A purchaser’s lawyers may also commission an environmental search. This will reveal if there is any known flood risk. If so, additional inquiries will need to be made.
What tools are available to identify a Victoria Docks solicitor on the Nationwide Building Society conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the tool on this page. Please select a lender and your location and you will see a number of Victoria Docks conveyancing lawyers located nearest you. We have detailed some Victoria Docks conveyancing firms at the bottom of this page and you can telephone them to see whether they are on the Nationwide Building Society member panel
In my capacity as executor for the will of my aunt I am disposing of a property in Newport but I am based in Victoria Docks. My conveyancer (approximately 250 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Victoria Docks to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Victoria Docks based