I am getting a mortgage with Lloyds. I intend to use a Licensed Conveyancer in Spennymoor. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Our nephew is buying a house that has just been built in Spennymoor with a home loan from Santander. His lawyer 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is is a decade since I purchased my property in Spennymoor. Conveyancing lawyers have now been appointed on the sale but I can't track down my title documents. Will this cause complications?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Spennymoor involves registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who handled the conveyancing in Spennymoor 4 years ago no longer exist. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, find your property and order up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I'm buying my first flat in Spennymoor with a mortgage from Clydesdale. The sellers would not move on the price so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about this deal as it would adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.