My grandson is in the process of securing a newly built flat in Tutbury with a mortgage from Santander. His lawyer 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 engaged in the purchase. 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.
I am buying a semi-detached house in Tutbury. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Tutbury you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Tutbury.
I am being told by my solicitor that lack of right of way insurance is required on my purchase. What is the level of cover for Tutbury conveyancing?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is it the case that all Tutbury solicitor practices on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Tutbury solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 Tutbury postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Tutbury.
I am buying a new build flat in Tutbury. Conveyancing is daunting 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 conveyancing.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tutbury
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My brother-in-law has suggested I instruct a conveyancing solicitor in Tutbury. I need to find out if they are on the lender's approved list of lawyers. Can you advise?
One option is to contact the conveyancer and ask them if they are on the lender's approved list. Alternatively please call us and we can investigate and revert. Should the firm not be on the lender panel we can certainly arrange a reputable conveyancing solicitor in Tutbury on the panel for your mortgage company.