My son-in-law is about to exchange on a newly built flat in Crowborough with a mortgage from RBS. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Crowborough lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Intending to buy a house in Crowborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crowborough property lawyer is on the Co-operative conveyancing panel.
HSBC have agreed my home loan in principle, my bid on a apartment in Crowborough has been agreed to, what are the next steps?
The property agent will wish to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Telephone HSBC or the financial adviser and finalise any relevant paperwork. HSBC will sellect a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. HSBC will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Crowborough.
Are there restrictive covenants that are commonly identified during conveyancing in Crowborough?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Crowborough. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Crowborough differ for newly converted properties?
Most buyers of new build property in Crowborough contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because developers in Crowborough usually acquire the land, 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 property lawyers 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 used to new build conveyancing in Crowborough or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Crowborough is where the house is located. Can you offer any opinion?
Flying freeholds in Crowborough are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crowborough you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crowborough may ascertain 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 residence.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Crowborough. I happened to discover a web site which seems to have the perfect answer If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?