My god-son is buying a newly built flat in Cradley Heath with a mortgage from UBS. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved 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 valuer 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.
When it comes to lenders such as Kent Reliance, do Cradley Heath property lawyers face a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Is it the case that all Cradley Heath conveyancing solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
Last month we had a mortgage agreed in principle with Barclays. Cradley Heath conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays done the valuation? Have you informed Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Cradley Heath is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cradley Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cradley Heath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cradley Heath 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.
Given that I will soon spend over three hundred thousand on a house in Cradley Heath I wish to have a conversation with the lawyer about myhome move prior to appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your property ownership legalities in Cradley Heath.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Cradley Heath should be the amount on the final invoice that you end up paying.
What can I do to determine who owns a property in Cradley Heath?
Provided the property is recorded at the Land Registry, and you have the details of the location of the premises, you should be able to view details from the HMLR of the recorded proprietor for a for less than a fiver.