My god-son is about to exchange on a new build apartment in Prescot with a mortgage from Virgin Money. His solicitor has advised him of 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 involved in the transaction. 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 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 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.
Finally the sale completed on my house in Prescot last October yet the purchaser is telephoning every few hours to say his lawyer is waiting to hear from mine. What should have happened following completion?
Post completion of your sale your solicitor is duty bound to forward the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where relevant, your solicitor should also send confirmation that the home loan has been paid off to the buyers conveyancers. There are no post completion formalities unique to conveyancing in Prescot.
I am helping my mother sell her property in Prescot. Does the conveyancer arrange the energy performance certificate or it is for me to coordinate?
Following the abolition of Home Packs, energy performance certificates was retained a required element of selling a house. An energy assessment should be commissioned in advance of the property being placed on the market. It is not as aspect of the sale process that law firms normally organise. Where you are using a Prescot conveyancing solicitor they might help arrange energy assessments due to their relationships with long established local accredited person
When it comes to mortgage companies such as Nationwide, do Prescot lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
After shopping around on the internet I have found a Prescot solicitor having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Prescot postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Prescot.
Are there restrictive covenants that are commonly picked up during conveyancing in Prescot?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Prescot. 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…’
Me and my fiance are looking at buying our first property in Prescot. Is it possible for you to refer me to a cheap Prescot conveyancer that will represent us as well as act for RBS?
The purpose of this site is limited to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for RBS in certain locations for instance Prescot . Our intention is not to recommend any particular lawyer.