My son is purchasing a newly built flat in Wells with a mortgage from Lloyds. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 Lloyds 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We wanted to use a conveyancing solicitor in Wells for our house purchase. Our broker informed us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unduly restrictive?
A bank may direct that a panel solicitor act for it. You would be liable to meet the cost of this. Try using our directory service to get a quote from a solicitor to conduct conveyancing in Wells on the Chelsea Building Society approved list of solicitors.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Wells. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Wells?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I recently had an offer agreed on an apartment in Wells. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the conveyancer contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being problematic. The Wells solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search inform me concerning the house I am purchasing in Wells?
Wells conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search plays an important role in most Wells conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Wells 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
Just had an offer accepted on a new build apartment in Wells. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wells
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.