My son-in-law is purchasing a newly built flat in Noak Hill with a mortgage from RBS. His lawyer has said that there is a delay in completing 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 RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Noak Hill. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/7/2024, the requirements read as follows :
I used Stirling Law several years ago for my conveyancing in Noak Hill. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Noak Hill of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a property in Noak Hill in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks may refuse to issue a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Noak Hill. Conveyancing will be smoother if you use a solicitor in Noak Hill especially if they regularly deal with such properties in Noak Hill.
Given that I will soon part with hundreds of thousands of pounds on a terraced house in Noak Hill I wish to talk to a solicitor concerning thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Noak Hill.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Noak Hill should be the figure that you are charged.
My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the flat we called the building society to issue the formal offer. I was shocked to learn that mortgage lenders do not accept all conveyancing practitioner, they have to be on a list, is this correct?
Lenders tend to restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Noak Hill lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.