Our grandson is purchasing a house that has just been built in Swanscombe with a mortgage from Nationwide. 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 form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when asked. 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 Nationwide 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 planning to acquire a house and need a conveyancing solicitor in Swanscombe who is on the Platform Home Loans Ltd approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Swanscombe. We dont recommend any particular firm.
A colleague suggested that where I am buying in Swanscombe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Swanscombe conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Swanscombe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Swanscombe Education with maps and statistics, Local Amenities and other useful data regarding Swanscombe.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Swanscombe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Swanscombe. 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…’
Should I be suspicious that estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Swanscombe conveyancing company?
As with lots of professional services, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and banks may suggest lawyers to select. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to appoint your preferred lawyer. However, bear in mind that some banks specify a panel list of lawyers you have to use for the mortgage related work in your home move.
Completion is due on our sale of a £200,000 garden flat in Swanscombe in seven days. The managing agents has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Swanscombe?
For the majority of leasehold sales in Swanscombe conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract questions
Where consent is required before sale in Swanscombe
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Swanscombe conveyancing firm to assist?
Most certainly. We can put you in touch with a Swanscombe conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Swanscombe premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.