Our son is about to exchange on a newly built flat in Miles Platting with a mortgage from Santander. His lawyer has advised him of a delay in receiving 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am the registered owner of a freehold house in Miles Platting but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Miles Platting and has limited impact for conveyancing in Miles Platting 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I have been told that property searches are the primary cause of obstruction in Miles Platting conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Miles Platting.
How does conveyancing in Miles Platting differ for new build properties?
Most buyers of new build property in Miles Platting approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Miles Platting usually buy 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 conveyancers 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 Miles Platting or who has acted in the same development.
I'm remortgaging my primary home to a BTL mortgage with Barnsley Building Society and intend to use the remaining equity as a down payment on another house. The area we are looking at is Miles Platting. Will your solicitors be able to act for the two banks and link together the transactions?
Make use of our search tool on this page to be sure that the conveyancers are on the relevant lender panels. Having checked that they are your lawyer should be able to connect the two transactions but you should talk with you solicitor and communicate your desired outcome and needs.
My husband and I are novice buyers - agreed a price, yet the property agent told us that the vendor will only proceed if we use the agent's recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Miles Platting
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your own,trusted Miles Platting conveyancing firm - rather thanthose that will earn their negotiator at the agency a referral fee or hit his conveyancing thresholds set by senior management.