My son-in-law is buying a new build apartment in Yorkshire Dales with a mortgage from Nationwide. His conveyancer has advised him of a delay in completing 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can I use your services to find a Conveyancing solicitor in Yorkshire Dales even if I’m not buying or selling a house, for example where I want to acquire a shop in Yorkshire Dales with a loan from Barclays ?
Our comparison service is primarily there to help choose residential conveyancing solicitors in Yorkshire Dales but we have listed at the end of this page a selection of Yorkshire Dales commercial conveyancing firms. You should make contact with the solicitors directly to check if they are also authorised to represent Barclays
I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Yorkshire Dales with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Yorkshire Dales.
Flooding is a growing risk for lawyers conducting conveyancing in Yorkshire Dales. Some people will purchase a property in Yorkshire Dales, completely 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 get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Yorkshire Dales. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the property has suffered from flooding. If the residence has been flooded in past which is not revealed by the vendor, then a purchaser may bring a legal claim for losses resulting from an incorrect reply. The purchaser’s lawyers will also conduct an enviro search. This should indicate if there is a recorded flood risk. If so, more detailed inquiries should be carried out.
I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Yorkshire Dales for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can carry out 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 Yorkshire Dales conveyancing specialists.
My brother has recommend that I instruct his conveyancing solicitors in Yorkshire Dales. Should I choose my own solicitor?
No doubt it’s preferable to select a conveyancing practitioner is to seek referrals from friends or relatives who have actually experience in using the conveyancer you're contemplating using.