My son is buying a newly built flat in Howden with a mortgage from Santander. His solicitor has advised him of a delay in receiving 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is there a search tool that I can utilise to discover of the solicitor carrying out my conveyancing in Howden is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for TSB thus paying £175.00 in another set of conveyancing invoice.
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the lender and type ‘Howden’ or your location and you will see a number of lawyer based in Howden or nearest you.
I am the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Howden. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the house. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Most lenders would take a pragmatic view as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
Does a directory service exist listing Principality panel solicitors in Howden on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings available online. If you are seeking to appoint a Howden solicitor on the Principality please use our facility.
Completion of my purchase has taken place for my property in Howden. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It has been four months following my purchase conveyancing in Howden concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Howden differ for newly converted properties?
Most buyers of new build premises in Howden approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in Howden typically acquire the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Howden or who has acted in the same development.
We're new to the buying process - had an offer accepted, yet the estate agent told us that the seller will only issue a contract if we appoint their recommended conveyancers as they want a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Howden
It is unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Speak to the owners direct and explain that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you intend to appoint your preferred Howden conveyancing solicitors - rather thanthe ones that will provide the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by senior management.