Our god-son is buying a house that has just been built in Shiremoor with a home loan from TSB. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document 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 TSB 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 TSB 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 buying a property in Shiremoor. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that your lender is Bank of Ireland your lawyer must check the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Shiremoor.
We were going to get a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Shiremoor solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shiremoor solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have paid off my mortgage with Nationwide. I assume I don't need a Shiremoor property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who handled the conveyancing in Shiremoor 5 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical official documentation to establish that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
I have been recommended by three or four local selling agents in Shiremoor to get a quote from a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your services rather than alternative conveyancing organisations?
We refuse to offer any financial incentive for directing people in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Myself and my partner have just had an offer accepted on a apartment and had meeting on Monday with Nationwide for the mortgage. They have informed me that when it comes to selecting a solicitor that if they are not on their approved panel of lawyers then we will incur an extra charge of £200. This is because they would then have to select a property lawyer to act on their behalf as well as the one we select for ourselves and we assume responsibility for their costs. I have asked Nationwide to provide me with a list so I can seek estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a list online?
Ask Nationwide what their panel criteria is for a conveyancer.Then ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for Nationwide before. Where the answer to those is yes, then just double check with Nationwide. Alternatively please use our search tool and we may be able to locate a solicitor in Shiremoor on the panel for Nationwide.