My god-son is in the process of securing a newly built flat in Birchington with a mortgage from Yorkshire BS. His lawyer 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
When it comes to mortgage companies such as Nationwide, do Birchington conveyancers incur an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We were going to get a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Birchington solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Birchington solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have instructed a Birchington lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 lawyer 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 Birchington postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Birchington.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who conducted the conveyancing in Birchington 5 years ago have long since closed. Will I be able to sell the house?
In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to find all the relevant paperwork so you can buy or dispose of your property without any difficulty. If copies can’t be located, your conveyancer can put in place insurance or indemnities against future claims on the premises.
How does conveyancing in Birchington differ for newly converted properties?
Most buyers of new build residence in Birchington come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Birchington typically purchase the site, 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 accustomed to new build conveyancing in Birchington or who has acted in the same development.
I decided to have a survey completed on a property in Birchington ahead of appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birchington. Conveyancing will be smoother if you use a solicitor in Birchington especially if they are acquainted with such properties in Birchington.
We are thinking of using a web based lawyer rather than a Birchington conveyancing practice. Am I making a mistake?
Numerous benefits exist in being able to visit a local Birchington conveyancing solicitor for instance
- signing papers same day
- getting face-to-face explanations of matters you don't understand
- the ability to complain if matters need to addressed
When checking quotes, look carefully for hidden extras. The majority decent Birchington high street solicitors give an all-inclusive price. Many online companies seem to offer low cost fees, yet have hidden 'extras' in the in the terms and conditions.