My grandson is buying a new build apartment in Harlech with a home loan from Santander. His lawyer 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can you explain why leasehold purchase conveyancing in Harlech is more expensive?
In summary, leasehold conveyancing in Harlech and elsewhere usually involve more due diligence compared to freehold conveyancing. This includes checking the lease terms, liaising with the landlord concerning serving appropriate notices, procuring up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Harlech. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 7/10/2024, the requirements read as follows :
When it comes to mortgage companies such as Nottingham, do Harlech property lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
How can we know in advance if a Harlech conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Harlech getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.
We expect to receive a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Harlech solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Harlech solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am thinking of appointing a conveyancing practitioner in Harlech for my sale. Is there any facility to review a firm’s record with the legal regulator?
One can review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
I'm selling a apartment in Harlech. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Is this a big problem?
Not all staff in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.