Our grandson is purchasing a newly built flat in Surrey with a home loan from RBS. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document 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 listing firms on the Co-operative conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Surrey?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Surrey.
Can you help - my lawyer advises that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Surrey?
The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
We have agreed to purchase a house in Surrey. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As your lender is UBS your lawyer must check the formal instructions contained in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties countrywide and is not restricted to Surrey.
I have instructed a Surrey lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 Surrey 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.
I purchased my flat on 5 October and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Surrey said it will be dealt with in less than a month. Are titles in Surrey uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Surrey registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today approximately 80% of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Registration is effected once the buyer is living at the premises so post completion formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
Is it simple use your search facility to find a conveyancing lawyer in Surrey on the authorised to act for my lender?
Step one is to pick a lender such as Halifax, Chelsea Building Society or Bank of Ireland then type in your preferred area such as Surrey. Conveyancing firms in Surrey and further afield will then be shown.
In my capacity as executor for the will of my uncle I am disposing of a residence in Neath but reside in Surrey. My conveyancer (approximately 250 kilometers from merequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Surrey to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Surrey based