My son is buying a new build apartment in Pembrokeshire with a home loan from Lloyds. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 Lloyds 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can your site be used to recommend a Conveyancing solicitor in Pembrokeshire even where I’m not buying or selling a house, for instance where I wish to buy an office in Pembrokeshire with a mortgage from Virgin Money?
The service is mainly utilised to find domestic conveyancing solicitors in Pembrokeshire but we have set out at the bottom of this page a selection of Pembrokeshire commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Virgin Money
The Pembrokeshire conveyancing firm that just started acting on my house acquisition in Pembrokeshire have without warning shut down. I only went with them because I needed a solicitor on the Kent Reliance conveyancing panel and my preferred Pembrokeshire lawyer was not. I issued them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then let them know 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 should appoint new lawyers that are on the Kent Reliance 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Pembrokeshire?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Pembrokeshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Pembrokeshire with a loan from Halifax. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my conveyancer about the extras as it could affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.