Our god-son is in the process of securing a new build apartment in Histon with a home loan from Virgin Money. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the surveyor 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 Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How up to date is your database of Histon solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Histon conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
The Histon conveyancing firm that just started acting on my purchase in Histon have suddenly shut down. I only went with them because I needed a firm on the Co-operative conveyancing panel and my previous Histon lawyer was not. I issued them a cheque for £250 in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
We previously appointed solicitors locally in Histon on the Nationwide solicitor panel. They have just billed me a separate amount for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Nationwide but by your Histon conveyancing practitioner. Numerous firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
My fiancee and I are spending time viewing houses in Histon and I am about to put in an offer. Is it best to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Lloyds.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are seeking a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Histon. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
How easy is it to use the search app to select a conveyancing lawyer in Histon on the approved list for my lender?
Step one is to select a mortgage company such as National Westminster Bank, Norwich and Peterborough Building Society or Bank of Ireland then specify your location e.g. Histon. Conveyancing practices in Histon and beyond will then be listed.