Our god-son is buying a new build apartment in Darwen with a home loan from Aldermore. His solicitor has said that there is a delay in completing 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore 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 Aldermore 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 Darwen even where I’m not buying or selling a house, for example if I wish to buy a shop in Darwen with a loan from Coventry Building Society?
Our search tool is predominantly there to help choose residential conveyancing solicitors in Darwen but we have listed at the bottom of this page a few Darwen commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Coventry Building Society
My bid for a property was accepted at auction in Darwen. Conveyancing is needed. What happens now?
Given that you have now exchanged you should find a conveyancing lawyer quickly as you will have a tight deadline in which to complete the purchase. All auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must pass this on to the lawyer instructed by you as soon as possible. You also need to ensure that you have funds organised to complete on the date specified in the contract.
After much negotiation I have agreed a price on an apartment in Darwen. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Soon after, the lawyer contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Darwen is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who dealt with the conveyancing in Darwen 5 years ago no longer exist. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer should be aware precisely where to look for all the suitable paperwork so you may buy or sell your house without any difficulty. If duplicates are not available, your conveyancer may be able to put in place insurance or indemnities against future claims on your premises.
My step-father has encouraged me to appoint his conveyancing solicitors in Darwen. Should I use them?
Much as we are happy to recommend a Darwen conveyancing lawyer the best way to find a conveyancing solicitor is to get guidance from friends or relatives who have previously instructed the solicitor you're contemplating using.