My nephew is in the process of securing a house that has just been built in Osterley Park with a home loan from Nottingham. His conveyancer has said that there is a delay in completing 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 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 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 Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My husband and I are hoping to buy a purpose built apartment in Osterley Park with a mortgage from Barnsley Building Society.We like our Osterley Park conveyancing solicitor but Barnsley Building Society informed us her practice is not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Barnsley Building Society panel lawyer or keep our high street solicitor and fork out for a Barnsley Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Barnsley Building Society use our lawyer?
No, not really. The mortgage issued to you contains terms and conditions, one of which will be that lawyers will be on the Barnsley Building Society approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Barnsley Building Society
What is your number one tip for finding a conveyancing solicitor in Osterley Park
We would encourage you not to base your choice on the lowest Osterley Park conveyancing quote. You really do get what you pay 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.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Osterley Park conveyancer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I have instructed a Osterley Park property lawyer having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Osterley Park surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Have purchased a a semi-detached house in Osterley Park , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Osterley Park conveyancing solicitor has been very slow, so I want to be certain that my name is recorded.
There is nothing unique about conveyancing in Osterley Park registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry need to notify any 3rd parties. At present approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs after the buyer has moved in to the property therefore 'speed' is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I am buying a new build apartment in Osterley Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Osterley Park
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I am downsizing from my property. My past lawyers have shut. I am in need of a recommendation of a conveyancing firm. Im based in Osterley Park if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Osterley Park. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.