My nephew is in the process of securing a newly built flat in Avonmouth with a mortgage from UBS. 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Are the BSA intent on creating a online directory to list practices on the Coventry BS conveyancing panel for instance in Avonmouth?
We are not aware of any plans on the part of the BSA to develop such a register.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Avonmouth? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this applicable for conveyancing in Avonmouth?
Unless a prior acquisition of the house took place after 12 October 2013 you can assume that solicitors carrying out conveyancing in Avonmouth to remain encouraging a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Avonmouth is the location of the property. What do you suggest?
Flying freeholds in Avonmouth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Avonmouth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Avonmouth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Developers have recommended to me a property lawyer and I've obtained an estimate from them. It's almost £250 cheaper than my local Avonmouth solicitor. Should I use them?
Housebuilders frequently have lists of conveyancers who expedite matters and who know the builder's contract and conveyancing practitioner. As many developers offer an inducement to use a preferred solicitor for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange inside a month. The argument for not opting for the recommended property lawyer is that they may be hesitant to 'push' your interests for fear of upsetting the developer. Where you have concerns that this may be the case you should keep with your high street Avonmouth conveyancer.