My nephew is purchasing a newly built flat in Henleaze with a mortgage from Kent Reliance. His lawyer has advised him of a delay in receiving 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 Kent Reliance 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do all mortgage companies provide you with an approved list of Henleaze conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?
Henleaze conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
What happens if my lawyer’s firm is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Henleaze?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am buying a detached bungalow in Henleaze. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property include investigations to determine if these works were previously refused?
Your solicitor should review the deeds as conveyancing in Henleaze will sometimes reveal restrictions in the title deeds which prevent certain alterations or necessitated the permission of a 3rd party. Many works require local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
My conveyancer has informed me that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Henleaze?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
Are all Henleaze Conveyancing Quality Solicitors on the Nationwide conveyancing panel?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I own a terraced Georgian property in Henleaze. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Henleaze and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who carried out the work.