My grandson is about to exchange on a house that has just been built in Wycombe Marsh with a home loan from Aldermore. His lawyer has advised him of a delay in completing 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My mortgage company has recommended a law firm on their panel based in Wycombe Marsh but I would rather use a conveyancing lawyer in Wycombe Marsh local to me. Can you help?
It is by no means the case that all Wycombe Marsh conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Please make use of the above search tool to choose a Wycombe Marsh conveyancing firm on the on the mortgage company panel.
Is it the case that all Wycombe Marsh CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
We are getting the release of further monies on our mortgage from Co-operative as we want to conduct renovations to our property in Wycombe Marsh. Are we obliged to appoint a local Wycombe Marsh solicitor on the Co-operative conveyancing panel to deal with the paperwork?
Co-operative would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being pedantic. The Wycombe Marsh solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
My partner and I are downsizing from our house in Wycombe Marsh and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Wycombe Marsh. Having lived in Wycombe Marsh for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Wycombe Marsh is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wycombe Marsh are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wycombe Marsh you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wycombe Marsh may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.