Our grandson is in the process of securing a house that has just been built in Alnmouth with a mortgage from TSB. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 TSB 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 TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
When reading online forums for an online solicitor in Alnmouth, many comment that I should instruct a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Alnmouth is one of the many areas in England and Wales where there are CQS solicitors.
When it comes to lenders such as UBS, do Alnmouth solicitors incur a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We had selected solicitors based in Alnmouth on the RBS solicitor approved list. They are now charging me an additional sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. The charge is not set by RBS but by your Alnmouth property lawyer. Plenty of firms on the RBS panel will charge ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Alnmouth solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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 decided to have a survey completed on a property in Alnmouth ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some banks tend not grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Alnmouth. Conveyancing may be slightly more expensive based on your lender's requirements.
We are 18 days into a residential purchase having been referred to conveyancers by the estate agent to do our conveyancing in Alnmouth. I am am starting to be frustrated with the quality of service. Can you help me find new conveyancers?
They would have to be very poor to suggest diss instructing them. Has the loan offer been sent? If so you must inform them of the replacement lawyer and ensure the loan are re-sent. Your new conveyancer needs to be on the banks panel to avoid added charges and frustration. So that should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Alnmouth