My grandson is in the process of securing a house that has just been built in Welling with a home loan from Barclays. 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My husband and I wish to acquire a purpose built flat in Welling with a mortgage from Barclays Direct.We use our Welling conveyancing practitioner but Barclays Direct advised that his firm is not on their approved list of member firms. We have to appoint a Barclays Direct panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The loan offered to you contains terms and conditions, one of which will be that lawyers must be on the Barclays Direct approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays Direct
My bid for a property was accepted at auction in Welling. Conveyancing is needed. What is next?
Now that you have exchanged you will need to find a conveyancing lawyer soon as you are facing a tight a drop dead date to complete the transaction. An auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. In the case of leasehold property the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should pass this on to the conveyancer instructed by you ASAP. You also need to ensure that your finances are in place to complete on the date specified in the contract.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being pedantic. The Welling solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Welling solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Welling surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do I need to pay for insurance to address the risk of chancel repairs when buying a property in Welling?
Unless a previous acquisition of the property took place after 12 October 2013 you can take it that solicitors delivering conveyancing in Welling to continue to suggest a chancel search and or insurance against a claim.
My plan is to acquire a garden apartment in Welling. Conveyancing solicitor has been waiting for, from the seller, building insurance documents. This morning I was informed that the seller needs to forward the insurance schedule for the flat above as well. Why does my solicitor need to see the insurance for the other flat? Is it strictly necessary? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Welling to find Conveyancing in Welling in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the landlord insuring the whole block - which is definitely preferable. Do check with your lawyer but it would seem that your conveyancing practitioner is attempting to establish that the whole building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated for lack of insurance cover.