My god-son is about to exchange on a house that has just been built in Blackheath with a mortgage from Coventry BS. His lawyer has said that there is 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 Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having spent time researching online forums for a conveyancing lawyer in Blackheath, many advise that I should instruct a CQS accredited solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol It includes numerous firms who handle conveyancing in Blackheath.
What is the difference between a licensed conveyancer and conveyancing solicitor in Blackheath
Two types of professional can perform conveyancing in Blackheath namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or purchase of property. Both are required to carry out Blackheath conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally administered and that all necessary procedures should be appropriately attended to.
We previously appointed conveyancing lawyers based in Blackheath on the Barclays solicitor approved list. They are now charging me a further charge for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Barclays but by your Blackheath property lawyer. Numerous firms on the Barclays panel will charge ’dealing with mortgage’ fee and others do not.
I am buying a property in Blackheath. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
Given that you are obtaining a mortgage with Virgin Money your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease does not meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Blackheath.
three months have gone by following my purchase conveyancing in Blackheath concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Blackheath differ for new build properties?
Most buyers of new build property in Blackheath come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Blackheath usually purchase 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 conveyancers 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 Blackheath or who has acted in the same development.
Please specify the differing property law services that Blackheath conveyancing solicitors undertake?
Almost all Blackheath conveyancing solicitors can provide various services to home and land proprietors, vendors, purchasers, landlords and tenants and you can expect them to help you with some of the following services:
Private sale conveyancing in Blackheath or across the country
Private residential purchase conveyancing in Blackheath and throughout England and Wales
Grant and Assignment of Leases Transfers of Equity - changing ownership into joint or sole names Buying a brand new house or apartment Drafting in relation to rights of drainage, services, and access (Easements)