My god-son is buying a new build apartment in Highnam with a home loan from Nationwide. His conveyancer has advised him of a delay in completing 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 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 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can your site be used to locate a Conveyancing solicitor in Highnam even if I’m not buying or selling a house, for example where I wish to buy an office in Highnam with a loan from Accord Mortgages Ltd?
Our search tool is primarily there to get a quote from domestic conveyancing solicitors in Highnam but we have listed towards the bottom of this page a few Highnam commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they can also act for Accord Mortgages Ltd
The Highnam conveyancing solicitors that I appointed last week on my house acquisition in Highnam have without warning shut down. They were on acting for me because I had to have a lawyer on the Aldermore conveyancing panel and my family Highnam lawyer was not. I paid them money in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
We are selling our house in Highnam and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Highnam. Having lived in Highnam for many years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
The estate agent has sent us the confirmation of our purchase of a new build flat in Highnam. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Highnam
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision.
In surfing the internet for the term cheap conveyancing in Highnam it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The best method of choosing the right conveyancer is via trusted referral, so seek the opinion of friends and relatives who have bought a property in Highnam or a local estate agent or financial adviser. Fees for conveyancing in Highnam vary, so it's advisable to request at least four quotes from varying types of property lawyers. Make sure that you clarify that the costs are guaranteed not to escalate.