My son is purchasing a newly built flat in Northam with a mortgage from Santander. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
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 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
is it true that all Northam solicitors on the Barclays conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
Can I be sure that the Northam conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Northam obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.
I have paid off my mortgage with Barclays. I assume I don't need a Northam solicitor on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I purchased my apartment on 14 January and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Northam advises it would be dealt with in a couple of weeks. Are titles in Northam particularly slow to register?
There is nothing unique about conveyancing in Northam registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry have to notify any 3rd parties. At present roughly three quarters of submission are completed in less than three weeks but occasionally there can be longer delays. Registration occurs once the buyer is living at the premises so post completion formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.
Due to the encouragement of my in-laws I had a survey completed on a property in Northam prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Northam. Conveyancing may be slightly more expensive based on your lender's requirements.
What tools are available to locate a Northam solicitor on the The Royal Bank of Scotland conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the conveyancer.
You can use the search on this page. Please select a mortgage company and your location and you will see a number of Northam conveyancing lawyers based on proximity. We have detailed some Northam conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the The Royal Bank of Scotland panel
I own a leasehold house in Northam. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Northam who acted for me is not around. What should I do?
First contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Northam conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Northam Leasehold Conveyancing - A selection of Queries Prior to buying
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Please note that where the lease has fewer than 80 years it will impact the value of the property. Check with your bank that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Northamlease extensions you will need to own the property for a couple of years before you are entitled to carry out a lease extension. Are there any major works anticipated that will add a premium to the maintenance charges? This information is useful as a) areas could cause problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will wish to have complete disclosure