My god-son is about to exchange on a new build apartment in Holmrook with a mortgage from Co-operative. 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 Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am close to exchanging contracts on the sale of our house in Holmrook and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing practice rather than a conveyancing solicitor in Holmrook. We have lived in Holmrook for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with 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)
I used Wolstenholmes several years past for my conveyancing in Holmrook. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Holmrook of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Holmrook differ for newly converted properties?
Most buyers of new build or newly converted property in Holmrook come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Holmrook usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Holmrook or who has acted in the same development.
I have read on a number of consumer advice websites that before selecting a conveyancing solicitors they must be approved by your bank. I am new to the process but I have an AIP with Halifax and I already have a bricks and morter conveyancing lawyer in Holmrook lined up. Does Birmingham Midhshires insist on an approved solicitor to be instructed? Does a list of panel solicitors even exist so I can choose a conveyancing solicitor in Holmrook?
You should use a solicitor that is on the Birmingham Midhshires panel. Simply ring your preferred Holmrook conveyancing solicitor and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have a couple of choices available to you here:
- Complete the deal with your preferred Holmrook conveyancing practitioner but Birmingham Midhshires will undoubtedly appoint a solicitor on their conveyancing panel. The net impact is additional cost together with likely frustration.
- Choose a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
- Convince your solicitor to do everything possible to join the Birmingham Midhshires conveyancing panel.