My son is buying a new build apartment in Huddersfield with a home loan from Lloyds. His conveyancer 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My Solicitor in Huddersfield has never been on on the Santander Approved Panel. Is it possible for me to use my prefered solicitor even though they are not on the Santander panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Huddersfield solicitors but Santander will need to retain a solicitor on their panel. This will inevitably rack up the overall legal fees and result in frustration.
- Get an alternative practitioner to to deal with the conveyancing, obviously checking they are Convince your solicitor to use their best endeavours to join the Santander conveyancing panel
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Huddersfield bank branch on a couple of occasions and was told it wasn't a problem and they would lend. My Huddersfield conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on a house in Huddersfield. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. Not long after, the lawyer called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Huddersfield is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the advice of my in-laws I had a survey completed on a house in Huddersfield in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend refuse to give a loan on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Huddersfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Huddersfield to see if the conveyancing will be more expensive.
What does commercial conveyancing in Huddersfield cover?
Huddersfield conveyancing for business premises incorporates a broad array of services, given by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Do online conveyancing companies cover everything a local Huddersfield solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Huddersfield?
Where you choose an online conveyancer they should cover all the tasks your Huddersfield solicitor will cover.