My grandson is purchasing a new build apartment in Woking with a home loan from Barclays. His solicitor has advised him of a delay in completing 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 Barclays conveyancing panel as a standard part of the process, and to the valuer 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My aunt passed away 10 months ago and as sole heir and executor I was left the house in Woking. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I am due to move property in January. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Woking. Conveyancing firm was chosen prior to coming across this website.
On the afternoon of completion you can collect the house keys from the estate agent but this should only occur when the previous owners lawyers advise the agent that they have the completion monies and the keys can be passed over. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a conveyancing in Woking or a solicitor that specialises in conveyancing in Woking.
When it comes to mortgage companies such as Lloyds, do Woking solicitors incur a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The Woking solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just bought a semi-detached house in Woking , how long will it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Woking conveyancing solicitor works at snail pace, so I want to be certain that my name is recorded.
There is nothing unique about conveyancing in Woking registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. Currently in the region of three quarters of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs after the buyer has moved in to the premises so 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers could contact the land registry and explain the circumstances.
I dont have enough spare money to pay a 10% deposit on my flat purchase in Woking , but I still want to go ahead. What can I do?
One option is to try and accept a lesser deposit. Many sellers will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment