Our grandson is about to exchange on a house that has just been built in Whiteley with a home loan from TSB. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 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 purchasing a property in Whiteley. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Nationwide your lawyer must check the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to Whiteley.
I recently had an offer accepted on a house in Whiteley. My mortgage broker suggested a solicitor. I paid an advanced payment of £200. A few days later, the conveyancing practitioner contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My sealed bid on a semi in Whiteley has been accepted, the owners do nevertheless have an associated purchase. The owners have offered on a flat, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Whiteley. What should be my next step? At what point do I apply for the mortgage with Yorkshire BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Whiteley conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Yorkshire BS conveyancing panel. Concerning the subsequent steps this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a rising market the majority of buyers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Whiteley.
Will commercial conveyancing searches disclose proposed roadworks that may affect a commercial land in Whiteley?
Many commercial conveyancing solicitors in Whiteley will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Whiteley. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Whiteley.
For each commercial conveyancing transaction in Whiteley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Whiteley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Whiteley.
How does conveyancing in Whiteley differ for newly converted properties?
Most buyers of new build premises in Whiteley contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Whiteley usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Whiteley or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a property in Whiteley before retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to issue a loan on such a premises.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Whiteley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whiteley to see if the conveyancing costs will increase in light of this.