Our grandson is in the process of securing a new build apartment in Exmoor with a home loan from Nationwide. 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 transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do all mortgage companies provide you with an approved list of Exmoor conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Exmoor conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Exmoor?
Its becoming the norm that commercial conveyancing solicitors in Exmoor will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Exmoor. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Exmoor.
For every commercial conveyancing transaction in Exmoor it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Exmoor commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Exmoor.
In what way does the Landlord & Tenant Act 1954 affect my business property in Exmoor and how can your lawyers assist?
The particular law that you refer to provides protection to commercial tenants, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Exmoor is one of the many locations in which our lawyers are located
Me and my partner are hoping to buy a three room apartmentin Exmoor with a mortgage from a bank. We would like to retain our lawyer in Exmoor however our lender advise he's not approved on their "panel". It seems we have little choice but to instruct from the our mortgage company panel firms or stay with our Exmoor conveyancer and incur the extra legals for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our lender use our Exmoor lawyer?
No, not really. The lender mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including many conveyancing solicitors in Exmoor : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.