Our god-son is buying a house that has just been built in West Yorkshire with a mortgage from Virgin Money. His lawyer has said that there is a delay in receiving 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 Virgin Money conveyancing panel as a standard part of the process, and to the valuer 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 Virgin Money 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 due to move house in September. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in West Yorkshire. Conveyancing solicitor was chosen before I stumbled across your site.
On the afternoon of completion you can pick up the keys from the selling agent however this should only be done once the previous owners conveyancers advise the agent that they have the completion monies and the keys can be passed over. After that you will need to inform the removal company that you are ready to move in. We do not suggest a specific removal company but can help you locate a residential property solicitor in West Yorkshire or a lawyer with expertise in conveyancing in West Yorkshire.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a West Yorkshire conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The West Yorkshire solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I am buying a new build flat in West Yorkshire. Conveyancing is necessary evil 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 are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in West Yorkshire
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Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I decided to have a survey carried out on a house in West Yorkshire ahead of instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some banks may refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Yorkshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Yorkshire to see if the conveyancing costs will increase in light of this.
Given that I am about to part with hundreds of thousands of pounds on a terraced house in West Yorkshire I would like to have a conversation with the conveyancer regarding thehouse move before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in West Yorkshire.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in West Yorkshire should be the amount on the final invoice that you are charged.
I am purchasing a house mortgage free. I have provided solicitor with two distinct evidence of photographic identification, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer stating that the funds are in order and that it has come from inheritance and not selling fake DVD.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your West Yorkshire conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.