My son is about to exchange on a newly built flat in Penn and Ettingshall with a mortgage from Yorkshire BS. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My lawyer in Penn and Ettingshall is not listed on the The Royal Bank of Scotland Approved Panel. Can I still retain my prefered solicitor even though they are not on the The Royal Bank of Scotland list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your existing Penn and Ettingshall solicitors but The Royal Bank of Scotland will need to retain a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees as well as cause frustration.
- Find a new practitioner to act in the conveyancing, obviously checking they are The Royal Bank of Scotland approved.
- Persuade your The Royal Bank of Scotland solicitor to try to join the The Royal Bank of Scotland panel
Is it correct that all Penn and Ettingshall CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
Some major lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I'm spending time looking at flats in Penn and Ettingshall and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I intend to finance via a mortgage with Principality.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
Nottingham have agreed my home loan in principle, my bid on a flat in Penn and Ettingshall has been accepted, now what?
Your estate agent will want to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Telephone Nottingham or the broker and finish off any relevant forms. Nottingham will appoint a valuer who will get in touch with the estate agent or vendor to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Nottingham will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Penn and Ettingshall.
Just had an offer accepted on a new build flat in Penn and Ettingshall. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Penn and Ettingshall
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There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I today become aware that one of the directors of the firm undertaking the purchase conveyancing in Penn and Ettingshall is a relative of the seller. Is this acceptable?
As long as there is no conflict of interest this should be fine. If you are needing mortgage finance then the mortgage company may have a say as many mortgage companies have specific requirements concerning this. For example for Skipton Building Society as of 9/11/2025, the requirements read as follows :