My son-in-law is in the process of securing a newly built flat in Madeley with a mortgage from Barclays. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are buying a purpose built apartment in Madeley with a mortgage from Chelsea Building Society.We like our Madeley conveyancing solicitor but Chelsea Building Society informed us she’s not on their approved list of firms. we are left little option but to use a Chelsea Building Society panel firm or retain our local solicitor and fork out for a Chelsea Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?
Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that solicitors must be on the Chelsea Building Society approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
I used Stirling Law a few years ago for my conveyancing in Madeley. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Madeley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Madeley is where the house is located. Can you shed any light on this issue?
Flying freeholds in Madeley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Madeley you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Madeley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Madeley. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Madeley ?
Most houses in Madeley are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Madeley in which case you should be looking for a Madeley conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your lawyer should advise you fully on all the issues.
I acquired a ground floor flat in Madeley, conveyancing formalities finalised in 2011. How much will my lease extension cost? Comparable flats in Madeley with an extended lease are worth £186,000. The ground rent is £55 per annum. The lease terminates on 21st October 2077
With only 52 years left to run the likely cost is going to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
We have just found out that one of the directors of the firm handling the purchase conveyancing in Madeley is an uncle of the vendor. Is this allowed?
On the basis that no conflict arises this is allowable. If you are needing a home loan then the bank may have a say as many banks have specific instructions concerning this. For example for Leeds Building Society as of 18/8/2025, the requirements read as follows :
• a different person deals with the conveyance (i.e. not the borrower or a member of the borrower's immediate family);
• there is no conflict of interest and none arises during the transaction; and
• the Law Society guidelines are followed.