My son is in the process of securing a newly built flat in East Harling with a home loan from Bank of Ireland. His lawyer has said that there is a delay in receiving 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Finally the sale completed on my house in East Harling last September yet the purchaser is whats apping every few hours complaining that her conveyancer needs to hear from mine. What should have happened now that I have sold?
Post completion of your sale your conveyancer is duty bound to forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Where relevant, your conveyancer should also evidence that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion procedures just for conveyancing in East Harling.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in East Harling with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
This question may be naive but I am new to the home moving as a first time purchaser of a garden flat in East Harling. Do I pick up the keys to the house on completion from my lawyer? If so, I will appoint a local conveyancing solicitor in East Harling?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
We are due to move property in November. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in East Harling. Conveyancing firm was organised prior to coming across your site.
On the day of completion you will need to collect the keys from your selling agent but this should only be done after the previous owners lawyers inform the agent that they have the completion monies and the keys can be collected. You can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in finding a residential property solicitor in East Harling or a firm that specialises in conveyancing in East Harling.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being a right pain. The East Harling solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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 have been told that property searches are a common reason for hinderance in East Harling house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in East Harling.
How does conveyancing in East Harling differ for new build properties?
Most buyers of new build premises in East Harling come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in East Harling usually buy 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 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 East Harling or who has acted in the same development.