Our god-son is in the process of securing a new build apartment in Arlesey with a mortgage from Leeds Building Society. His lawyer 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society 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 Leeds Building Society 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 Arlesey for our home move. Our financial adviser has since advised us that our mortgage company Nationwide Building Society won't deal with them. Why is this not regarded as unfair competition?
A mortgage company will insist on an approved conveyancer act for it. You would be expected to bear the cost of this. Try using our tool to select a solicitor to conduct conveyancing in Arlesey on the Nationwide Building Society approved list of solicitors.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Arlesey. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Arlesey?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
We expect to receive a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Arlesey solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Arlesey solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I am currently in the process of buying my council flat in Arlesey. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
My partner and I are downsizing from our property in Arlesey and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Arlesey conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Arlesey. We have lived in Arlesey for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Due to the encouragement of my in-laws I had a survey completed on a property in Arlesey prior to appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not issue a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Arlesey. Conveyancing may be slightly more expensive based on your lender's requirements.