Is the fact that my solicitor in Wargrave is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Wargrave conveyancing practice and ask them why they are no longer on the approved list for your lender.
Our grandson is buying a house that has just been built in Wargrave with a mortgage from Leeds Building Society. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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 Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor 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 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.
Why do I have to pay up front when it comes to conveyancing in Wargrave?
If you are buying a property in Wargrave your lawyer will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the total price then this will be needed immediately prior to contracts are exchanged. Any further balance that is needed should be sent to your lawyer a few days ahead of the day of completion.
About to purchase a new build apartment in Wargrave. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wargrave
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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the advice of my in-laws I had a survey completed on a house in Wargrave prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wargrave. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wargrave to see if the conveyancing costs will increase in light of this.
As co-executor for the will of my father I am disposing of a property in Swansea but reside in Wargrave. My lawyer (who is 235 miles awayhas requested that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Wargrave to attest this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in Wargrave