My grandson is in the process of securing a house that has just been built in Barton le Willows with a mortgage from Santander. 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 document 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Me and my partner are buying a house in Barton le Willows. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Barton le Willows
There are two types of lawyers who can carry out conveyancing in Barton le Willows namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or acquisition of property. Both are required to execute Barton le Willows conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requisite procedures will be appropriately followed.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Barton le Willows solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who dealt with the conveyancing in Barton le Willows 4 years ago have long since closed. What are my options?
In today’s world there are copies made of almost everything, and your solicitor will know precisely where to look for all the relevant documentation so you can buy or dispose of your house without any difficulty. If duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities against possible claims on your property.
I opted to have a survey carried out on a house in Barton le Willows in advance of appointing solicitors. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders will not give a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Barton le Willows. Conveyancing will be smoother if you use a solicitor in Barton le Willows especially if they are acquainted with such properties in Barton le Willows.
Is it possible to swap conveyancer as I need to find a firm on the The Mortgage Works conveyancing panel. I hired a high street conveyancing solicitor in Barton le Willows round the corner but he is not approved by The Mortgage Works
We will our best to assist in finding you a conveyancing solicitor in Barton le Willows on the The Mortgage Works panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Barton le Willows. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Barton le Willows.
What is the reason for my solicitor requiring a list of items of identification ahead of starting selling or buying a property in Barton le Willows?
Barton le Willows conveyancing practitioners are required by the Law Society, SRA, the Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and DOB.