My nephew is purchasing a house that has just been built in Newhaven with a home loan from RBS. His conveyancer has advised him of a delay in completing 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 engaged 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.
We see that you have a post code search directory listing firms on the Coventry BS conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Newhaven?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Newhaven.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Newhaven. Do I pick up the keys to the house on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Newhaven?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
Can you help - my lawyer says that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Newhaven?
The appropriate level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
We have agreed to purchase a house in Newhaven. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that your lender is Bank of Ireland your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Newhaven.
Should my solicitor be raising enquiries concerning flooding during the conveyancing in Newhaven.
Flooding is a growing risk for solicitors conducting conveyancing in Newhaven. There are those who acquire a property in Newhaven, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be initiated by the purchaser or by their solicitors which will give them a better appreciation of the risks in Newhaven. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the property has ever been flooded. In the event that the property has been flooded in past and is not revealed by the owner, then a purchaser could commence a compensation claim as a result of such an inaccurate answer. A purchaser’s conveyancers may also commission an enviro search. This should disclose whether there is a recorded flood risk. If so, further investigations will need to be conducted.
Just bought a detached house in Newhaven , how long will it take for the Land Registry to register my title? My Newhaven conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are addressed.
There is nothing unique about conveyancing in Newhaven registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. At present roughly three quarters of such applications are completed within two weeks but occasionally there can be extensive hold-ups. Registration occurs after the buyer is living at the property therefore an expedited registration is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Should local authority consent be required to convert a single dwelling into a couple of appartments in Newhaven? This has occurred to a property next door to my home in Newhaven and was not aware of the conversion until after the works were done.
Planning Permission yes. Building Regulations yes.