My grandson is purchasing a newly built flat in New Romney with a mortgage from Co-operative. 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We hope to to buy with Darlington Building Society. I popped in 3 or 4 high street solicitors yet cant to find a New Romney conveyancing firm on the Darlington Building Society approved list. Could you help?
Feel free to make use of the search tool on this page. Please choose the building society and type New Romney or your location and you will see numerous solicitors offices in New Romney or near you.
Are all New Romney Conveyancing Quality Solicitors on the UBS conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Is it the case that all New Romney solicitor firms on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the SRA. Some banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
I was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in New Romney is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Back In 2002, I bought a leasehold flat in New Romney. Conveyancing and Virgin Money mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in New Romney who previously acted has long since retired. What should I do?
First make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a New Romney conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in New Romney - Examples of Questions you should consider Prior to buying
Many New Romney leasehold properties will have a service charge for the upkeep of the block invoiced on behalf of the freeholder. If you buy the apartment you will have to meet this charge, normally periodically during the year. This may be anything from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, this is usually not a significant sum, say around £25-£75 but you need to check as occasionally it could be many hundreds of pounds. Be sure to enquire if the the lease includes any adverse restrictions in the lease. By way of example it is very common in New Romney leases that pets are not allowed in certain buildings in New Romney. If you like the apartmentin New Romney yet your dog can’t make the move with you then you have a very difficult determination. How much is the maintenance charge and ground rent on the apartment?
What type of property do your New Romney conveyancing estimates apply to?
Our conveyancing quotes are only appropriate to standard domestic premises in England & Wales. Should you have any different needs for example industrial or agricultural property or commercial conveyancing in New Romney please contact us to consider this further .