My nephew is buying a new build apartment in Stevenage with a mortgage from HSBC. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document 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 HSBC 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 HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My wife and I buying a victorian detached house in Stevenage. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property involve investigations to ascertain if these alterations are prohibited?
Your solicitor will check the deeds as conveyancing in Stevenage will occasionally identify restrictions in the title deeds which prevent certain works or need the consent of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Stevenage solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Planning on purchasing a house in Stevenage. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stevenage solicitor is on the Lloyds conveyancing panel.
What can a local search tell me regarding the house I am buying in Stevenage?
Stevenage conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Stevenage conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should provide 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'm purchasing a new build house in Stevenage with a loan from Platform Home Loans Ltd. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my lawyer about the deal as it would jeopardize my mortgage with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been pointed in your direction by a number of estate agents in Stevenage to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to offer your services ahead of another?
We don’t make any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
In scouring the web for the words conveyancing in Stevenage it shows results of numerous solicitorslocally. How do I determine which is the right property lawyer for my move?
The preferential method of seeking the right conveyancer is through a trusted testimonial, so ask friends and family who have bought a property in Stevenage or the local estate agent or mortgage broker. Fees for conveyancing in Stevenage differ, so it's a good idea to request a minimum of four fee estimates from varying types of solicitors. Be sure to secure confirmation that the fees are fixed.