Our son is in the process of securing a newly built flat in Bowes Park with a mortgage from Principality. His solicitor 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 document 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 Principality conveyancing panel as a standard part of the process, and to the valuer when asked. 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 Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
How up to date is your database of Bowes Park solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
Bowes Park conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My wife and I have recently appointed a conveyancing solicitor in Bowes Park. I I would like to check whether they are accepted on the Godiva Mortgages Ltd approved list of lawyers. Can you assist?
The first thing you should do is e-mail the lawyer and enquire whether they are on the lender panel. Alternatively you should get in touch with Godiva Mortgages Ltd who may be able to help.
I opted to have a survey done on a house in Bowes Park before instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. 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 accustomed to dealing with flying freeholds in Bowes Park. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my grandfather I am selling a house in Newport but I am based in Bowes Park. My solicitor (based 235 kilometers awayhas requested that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Bowes Park who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Bowes Park
My partner and I are buying a 2 bedroom flat in Bowes Park. When we first instructed conveyancer, they said that they were on all major UK mortgage company panels. The financial adviser called yesterday to advise that they don't appear to be on the Yorkshire BS approved list. Should that be true, what should we do? Do we simply pick a different solicitor that is on their panel or should we pay for separate representation, with Yorkshire BS selecting their own preferred lawyer.
If you are purchasing a property requiring a mortgage it is normal for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to fulfill. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Yorkshire BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Yorkshire BS's conveyancing panel as you are at liberty to use your preferred Bowes Park lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another conveyancing practitioner into the mix.