My son is buying a house that has just been built in Sittingbourne with a home loan from Bank of Ireland. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form 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 Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My apartment in Sittingbourne is up for sale and I have a buyer. Will my solicitor have to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.
Various online forums that I have frequented warn that are the main cause of obstruction in Sittingbourne house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Sittingbourne.
Just had an offer accepted on a new build flat in Sittingbourne. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sittingbourne
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.
Should I use a Sittingbourne conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can perform the legal formalities but they are based a couple of hundredkilometers away.
The primary upside of using a local Sittingbourne conveyancing practice is that you can visit the firm to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that must surpass using an unfamiliar Sittingbourne conveyancing lawyer just because they are round the corner.
Are there any compelling benefits to choosing a local property lawyer in Sittingbourne
Plenty of house movers in Sittingbourne prefer a local lawyer so that they can pop into the lawyer’s offices just in case they have problems, and to collect documents without using the Royal Mail.
One could allege that there exists a distinct edge when using a conveyancing practitioner local to a house you are buying, due to the in-depth knowledge of the locality and possible local issues - however this is debatable. Most conveyancers are now over the web and could be practically anywhere.