I am expecting a offer of a home loan from Santander. I hope to employ the services of a Licensed Conveyancer in Gloucester. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My grandson is in the process of securing a newly built flat in Gloucester with a home loan from Clydesdale. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Clydesdale conveyancing panel as a standard part of the process, and to the surveyor 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We note that you have a post code search directory listing solicitors on the RBS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Gloucester?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gloucester.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Gloucester 5 years ago have long since closed. What do I do?
These day there are copies made of almost everything, and your conveyancer should know exactly where to find all the relevant documentation so you can purchase or dispose of your property without any difficulty. If duplicates can’t be found, your solicitor can put in place insurance or indemnities protecting you against future claims on your property.
I'm purchasing a new build house in Gloucester with a mortgage from National Westminster Bank. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the side-deal as it would adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Looking forward to complete next month on a leasehold property in Gloucester. Conveyancing solicitors have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Gloucester should include some of the following:
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Information as to the provision as set out in the lease to pay service charges - with regard to both the building, and the wider rights a lessee has You need to be informed what is to be regarded as a Nuisance as far as the lease is concerned Your conveyancers should enable you to have an understanding of the building insurance obligations What you can do if a neighbour breaches a clause of their lease? if lease has a provision for a reserve fund for major repairs?
Leasehold Conveyancing in Gloucester - A selection of Queries before Purchasing
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How many of the leaseholders are in arrears for their maintenance charge payments? Where a Gloucester lease has less than eighty years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you would need to own the property for a couple of years in order to be entitled to carry out a lease extension. This information is useful as a) areas can cause problems for the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have an issue with the managing agents you will need to have complete disclosure