Our son is purchasing a new build apartment in Launceston with a home loan from Nottingham. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
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 Nottingham conveyancing panel as a standard part of the process, and to the valuer when asked. 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Finally the sale completed on my house in Launceston last October yet the purchaser is texting me to moan that his solicitor is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
Following your house sale your lawyer should send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Launceston.
We're in Launceston, First timers buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I require expedited conveyancing in Launceston as I am under an ultimatum to sign on the dotted line inside 3 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Launceston the following are instances of what can show up and therefore impact future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Road Schemes,...
Just acquired a detached house in Launceston , how long will it take for the Land Registry to register the transfer to my name? My Launceston conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
There is nothing unique about conveyancing in Launceston registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. Currently approximately three quarters of such applications are completed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the buyer has moved in to the property so an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
My conveyancers in Launceston have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.