Our god-son is purchasing a house that has just been built in Burslem with a home loan from Principality. His conveyancer has advised him of a delay in receiving 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 involved in the transaction. 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.
Why do I have to pay up front for my conveyancing in Burslem?
If you are buying a property in Burslem your solicitor will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this should be asked for shortly ahead of contracts are exchanged. Any further balance that is due should be sent to your lawyer a few days prior to the day of completion.
My husband and I are hoping to buy a 3 bedroom apartment in Burslem with a residential mortgage from Nottingham Building Society.We like our Burslem conveyancing lawyer but Nottingham Building Society says her practice is not listed on their approved list of firms. We have to appoint a Nottingham Building Society panel firm or keep our high street solicitor and pay for a Nottingham Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Nottingham Building Society use our lawyer?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the Nottingham Building Society approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nottingham Building Society
Does a directory service exist listing Coventry BS panel solicitors in Burslem on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few banks make their panel listings viewable online. If you are looking for a Burslem conveyancer on the Coventry BS please make the most of our facility.
I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Burslem solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I had an offer accepted on a property in Burslem on 22/5/2025, valuation was booked 4 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Burslem is the location of the property. What do you suggest?
Flying freeholds in Burslem are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Burslem you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Burslem may determine 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 property.
If instructed can a conveyancer remove someone from the title of my property in Burslem ?
Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner