My son-in-law is about to exchange on a newly built flat in Merthyr Tydfil with a mortgage from Leeds Building Society. His lawyer has said that there is a delay in completing 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 engaged in the purchase. 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 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 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.
I purchased a freehold house in Merthyr Tydfil yet invoiced for rent, why is this and what is this?
It is rare for properties in Merthyr Tydfil and has limited impact for conveyancing in Merthyr Tydfil but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
What is the best way to check that the solicitor conducting my conveyancing in Merthyr Tydfil is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £187.00 plus VAT in further legal charges.
You should take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type ‘Merthyr Tydfil’ or your preferred area and you will discover numerous conveyancers based in Merthyr Tydfil or near you.
We have a mortgage agreed in principle with Bank of Ireland. Merthyr Tydfil conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland conducted the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Merthyr Tydfil. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that you are obtaining a mortgage with Co-operative your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Merthyr Tydfil.
My fiancee and I are in the process of viewing flats in Merthyr Tydfil and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I will be getting a home loan with HSBC.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are seeking a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
If instructed can a conveyancer remove a name from the title of my property in Merthyr Tydfil ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer