My god-son is purchasing a new build apartment in Mile End with a home loan from RBS. His lawyer 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 form 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 RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We see that you have a post code search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Mile End?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Mile End.
A friend advised me that in buying a property in Mile End there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Mile End which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Mile End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Mile End. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
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. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I recently had an offer agreed on a house in Mile End. My financial adviser suggested a solicitor. I paid an advanced payment of £175. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the TSB 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 TSB 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.
What does a local search tell me regarding the property we're buying in Mile End?
Mile End conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central role in most Mile End conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I own a semi-detached Victorian property in Mile End. Conveyancing practitioner acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking Yorkshire Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mile End and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who completed the work.
My husband and I are 3 weeks into a leasehold purchase having been directed to a firm by the selling agent to execute conveyancing in Mile End. I am am extremely frustrated with the quality of service. Could you help me find new conveyancers?
They would need to be very bad to suggest changing them. Has your loan offer been generated? In the event that it has you will need to inform them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid added expenses and complications. That should be your first question of the new lawyers. The search tool should help you find a bank approved conveyancer for your home move in Mile End