My god-son is purchasing a house that has just been built in Penge 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 document 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 valuer 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.
At what point does exchange of contracts happen for residential conveyancing in Penge and am I required to be at the solicitors office?
If you are round the corner to our conveyancing solicitors in Penge you are invited in to sign documents. That being said, the law practices we work with offer a countrywide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not the critical part. Signing on the dotted line simply enables the conveyancer to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Penge)to be in the office at the appropriate time.
I am buying a end of terrace house in Penge. The intention is to an extension at the rear at the house.Will the conveyancing process include checks to determine if these alterations are allowed?
Your conveyancer should review the registered title as conveyancing in Penge will on occasion identify restrictions in the title deeds which prohibit certain works or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Completion of my purchase has taken place for my property in Penge. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Penge solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Penge is the location of the property. Can you offer any assistance?
Flying freeholds in Penge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penge you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How do I use the search app to choose a conveyancing solicitor in Penge on the panel for my mortgage?
First select a bank such as HSBC Bank, Coventry Building Society or Aldermore then specify your location e.g. Penge. Conveyancing practices in Penge and across England and Wales will then be listed.