My partner and I are planning to acquire a house in Bracebridge Heath and have instructed a Bracebridge Heath conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Yorkshire Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Bracebridge Heath solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Bracebridge Heath lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
My son-in-law is in the process of securing a house that has just been built in Bracebridge Heath with a home loan from Kent Reliance. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document 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 Kent Reliance 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 Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can I use your services to find a Conveyancing solicitor in Bracebridge Heath even if I’m not buying or selling a house, for example where I intend to buy a shop in Bracebridge Heath with a loan from Coventry Building Society?
Our comparison service is mainly there to get a quote from residential conveyancing solicitors in Bracebridge Heath but we have set out towards the end of this page a few Bracebridge Heath commercial conveyancing firms. You will need to speak with the solicitors directly to see if they are also authorised to represent Coventry Building Society
How does conveyancing in Bracebridge Heath differ for newly converted properties?
Most buyers of new build residence in Bracebridge Heath contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Bracebridge Heath usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bracebridge Heath or who has acted in the same development.
A licensed conveyancer dealt with my conveyancing in Bracebridge Heath half a dozen years past having stored my registration documents but has since been shut down – how do I retreive these?
Deeds, as such, are no longer appropriate for the majority of homes in Bracebridge Heath are archived electronically at Land Registry. Where you need to establish evidence of proprietorship or are disposing of or refinancing your lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.