Our son is in the process of securing a house that has just been built in Beccles with a home loan from Nottingham. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
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 Nottingham 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My bank has recommended solicitors on their panel based in Beccles but I would rather use a conveyancing lawyer in Beccles local to me. Can you help?
The minority of Beccles conveyancing practices are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to identify a Beccles conveyancing conveyancer on the on the mortgage company panel.
My husband and I have arranged the release of further funds on our mortgage from Virgin Money as we intend to carry out improvements to our home in Beccles. Do we need to appoint a nearby Beccles solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money do not ordinarily appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
We were going to get a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Beccles solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Beccles solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
After much negotiation I have agreed a price on an apartment in Beccles. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A few days later, the solicitor called me to say that they were not on the Kent Reliance 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 Kent Reliance 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.
We are downsizing from our property in Beccles and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Beccles conveyancer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Beccles. We have lived in Beccles for 4 years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of 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 health insurance to cover that same sickness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Beccles. 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 conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Beccles
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. Please confirm the Lease plans are architect prepared.