Our grandson is purchasing a new build apartment in Topsham with a home loan from TSB. His lawyer has advised him of 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 engaged 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 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 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 Topsham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease does not meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Topsham.
I am expecting a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Topsham solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Topsham solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have decided to exercise my right to buy my property in Topsham off the council. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
Should my lawyer be raising questions regarding flooding as part of the conveyancing in Topsham.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Topsham. There are those who buy a house in Topsham, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Topsham. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer may bring a claim for damages as a result of such an incorrect response. The buyer’s lawyers should also commission an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
Have purchased a a semi-detached house in Topsham , how long will it take for the Land Registry to record my ownership? My Topsham conveyancing solicitor works at snail pace, so I want to be certain the post completion formalities are dealt with.
There is nothing unique when it comes to conveyancing in Topsham registration formalities. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the new owner has moved in to the property so 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
Taking into account that I am about to part with £400,000 on a house in Topsham I would like to have a conversation with the lawyer regarding thehouse move prior to instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Topsham.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Topsham should be the amount on the final invoice that you are charged.