Our son is buying a new build apartment in Mumbles with a mortgage from Nottingham. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Mumbles. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Mumbles?
On the day of completion you do not need to go to the conveyancers office in Mumbles. Your solicitors will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.
We are getting the release of further funds on our home loan from UBS as we want to conduct renovations to our property in Mumbles. Do we need to select a local Mumbles solicitor on the UBS conveyancing panel to deal with the legals?
UBS do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
After shopping around on the internet I have found a Mumbles lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Mumbles postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Mumbles.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Mumbles is the location of the property. Can you shed any light on this issue?
Flying freeholds in Mumbles are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mumbles you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mumbles may ascertain 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.
I am selling my house. My past lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Mumbles if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Mumbles. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
I am using a search engine for the phrase on line conveyancing in Mumbles it reveals numerous solicitorslocally. How do I determine which is the suitable solicitor for me?
The ideal method of seeking the right conveyancer is via trusted referral, so ask friends and relatives who have acquired a property in Mumbles or the reputable estate agent or financial adviser. Costs for conveyancing in Mumbles vary, so it's advisable to secure a minimum of three quotes from different conveyancers. Dont forget to clarify what costs in the quote includes.