My son-in-law is purchasing a house that has just been built in Duston with a mortgage from Nationwide. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to purchase with Darlington Building Society. I called into a few high street companies yet cant to find a Duston conveyancing firm on the Darlington Building Society approved list. Please you assist?
Please do make use of the search tool on this web page. Pick the building society and type Duston or your preferred area and you will be presented with a number of lawyer based in Duston or near you.
When it comes to mortgage companies such as TSB, do Duston conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being a right pain. The Duston solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring 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.
Planning on purchasing a house in Duston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Duston lawyer is on the Virgin Money conveyancing panel.
Are there restrictive covenants that are commonly picked up during conveyancing in Duston?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Duston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Duston is where the house is located. Is there any guidance you can give?
Flying freeholds in Duston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Duston you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Duston 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.
We are a couple of weeks into a freehold purchase having been referred to a firm by the selling agent to carry out the conveyancing in Duston. I am am starting to be disappointed with the quality of service. Could you help me find new conveyancers?
They would have to be really poor in order to consider replacing them. Has the mortgage been generated? In the event that it has you need to inform them of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid escalating fees and delays. So that should be your first question of the new solicitors. The search tool can help you find a bank approved conveyancer for your conveyancing in Duston