My grandson is in the process of securing a newly built flat in Milford Haven with a home loan from Leeds Building Society. His conveyancer 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the valuer 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 Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to use a local conveyancing solicitor in Milford Haven?
Do check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" incentive. Speak to the lender and ask if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Milford Haven.
We are purchasing a apartment in Milford Haven. It might be a silly question but how we can trust a conveyancer? At some point we have to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
There is lots of information on this site regarding conveyancing in Milford Haven but what is your top tip for choosing the right conveyancer in Milford Haven
We would encourage you not to base your choice on the lowest Milford Haven conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are buying a 4 bedroom semi-detached house in Milford Haven. Our aim is to convert the garage to an office at the house.Will legal work on the property involve checks to determine if these works are prohibited?
Your property lawyer should check the registered title as conveyancing in Milford Haven will on occasion reveal restrictions in the title documents which prevent certain changes or require the permission of a 3rd party. Certain additions need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I purchased my flat on 9 January and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Milford Haven said it will be formalised inside ten days. Are titles in Milford Haven uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Milford Haven registration formalities. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. At present roughly 80% of submission are fully addressed within 12 days but some can be subject to protracted delays. Registration occurs once the purchaser is living at the property thus 'speed' is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
I decided to have a survey done on a property in Milford Haven before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not grant a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Milford Haven. Conveyancing may be slightly more expensive based on your lender's requirements.
I am looking for a conveyancing practitioner in Milford Haven for my home move. Is it possible to review a solicitor's record with the legal regulator?
Members of the public can review documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.