My son-in-law is about to exchange on a newly built flat in Colchester with a mortgage from RBS. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form 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 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.
I am assisting my step-mother sell her house in Colchester. Will the solicitor order the energy performance certificate or it is for me to coordinate?
After the abolition of HIPs, energy assessments was kept a required element of selling a property. An EPC should be commissioned prior to the property being marketed. It is not something that solicitors ordinarily organise. If you are instructing a Colchester conveyancing lawyer they might be willing to arrange energy performance certificates due to their relationships with reputable local providers
I am planning to move home in December. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Colchester. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you can collect the house keys from your property agent but this should only occur once the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal organisation but can help you choose a conveyancing in Colchester or a firm that specialises in conveyancing in Colchester.
I am expecting a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Colchester solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Colchester solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
The deeds to our house are lost. The solicitors who handled the conveyancing in Colchester 10 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your house and order current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I'm purchasing a new build house in Colchester with the aid of help to buy. The developers refused to move on the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my conveyancer about the deal as it may adversely affect my mortgage with TSB. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Colchester and how can you help?
The 1954 Act affords security of tenure to business tenants, giving them the a statutory right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Colchester
I see that you have a search directory listing solicitors on the bank conveyancing panel. Do Colchester conveyancing firms pay you a commission if I instruct them for my own house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Colchester.