Our grandson is about to exchange on a new build apartment in Deeside with a mortgage from UBS. His lawyer has said that there is 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 purchase. 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 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 UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
At what point will exchange of contracts take place for domestic conveyancing in Deeside and do I need to attend the solicitors office?
If you are round the corner to our conveyancing solicitors in Deeside you are welcome to come in to sign contracts. However, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you electronically. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Deeside)to be in the office at the appropriate time.
I'm purchasing my first flat in Deeside with a mortgage from Yorkshire Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it may jeopardize my loan with Yorkshire Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am in need of some leasehold conveyancing in Deeside. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Deeside - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Deeside Leasehold Conveyancing - Sample of Queries before buying
Are there any major works on the horizon that will add a premium to the maintenance fees? Please note if it is fewer than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably require a lease extension at some point and you need to have some idea of what this would cost. For most Deesidelease extensions you would be required to have owned the premises for 24 months in order to be eligible to extend the lease. Does this lease have more than 85 years remaining?
Whilst your website is a good idea there are many lawyers listed near Deeside being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our lender?
We do not recommend specific Deeside firms as the right Deeside conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Deeside knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..