My son-in-law is purchasing a new build apartment in Dartmouth with a home loan from Santander. His conveyancer has said that there is a delay in receiving 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 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
When it comes to mortgage companies such as RBS, do Dartmouth lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
My husband and I have arranged the release of further funds on our mortgage from Santander as we want to conduct a loft conversion to our house in Dartmouth. Do we need to choose a bricks and mortar Dartmouth solicitor on the Santander conveyancing panel to handle the legals?
Santander do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Dartmouth solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What can a local search reveal about the house we're purchasing in Dartmouth?
Dartmouth conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search plays a central part in many a Dartmouth conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I am four weeks into a leasehold purchase having been directed to conveyancers by the selling agent to carry out the conveyancing in Dartmouth. I am am extremely disappointed with the quality of service. Could you help me find new solicitors?
A lawyer would have to be really poor in order to consider replacing them. Has the mortgage been sent? If so you will need to make them aware of the new contact details and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the banks approved list to avoid escalating costs and delays. So that should be your first question of the new solicitors. The search tool will help you find a bank approved solicitor for your home move in Dartmouth
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Dartmouth. Conveyancing advisers have not yet been instructed. Will they explain the issues?
Most houses in Dartmouth are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Dartmouth in which case you should be looking for a Dartmouth conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.