My god-son is buying a new build apartment in Robertsbridge with a mortgage from TSB. His lawyer 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the valuer 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 TSB 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 buying a property in Robertsbridge. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must follow the formal instructions set out in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Robertsbridge.
We were going to get a DIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Robertsbridge solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Robertsbridge solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I'm in the process of viewing flats in Robertsbridge and I am now considering a potential offer. Should I already have a property lawyer in place at this point? I intend to finance via a mortgage with Coventry BS.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
Just acquired a semi-detached house in Robertsbridge , What is the estimated time for the Land Registry to record the transfer to my name? My Robertsbridge conveyancing solicitor works at snail pace, so I want to check the registration is addressed.
There is nothing unique when it comes to conveyancing in Robertsbridge registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. As of today roughly three quarters of such applications are completed in less than three weeks but some can be subject to protracted delays. Historically registration occurs after the buyer is living at the premises so registration formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
I am using a search engine for the phrase conveyancing in Robertsbridge it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The best way of choosing a suitable conveyancer is via personal referral, so seek the guidance of colleagues and family who have acquired a property in Robertsbridge or a reputable estate agent or financial adviser. Charges for conveyancing in Robertsbridge differ, so it's sensible to secure at least four fee calculations from different property lawyers. Make sure that you clarify that the fees are fixed.
I need to change lawyers as my Robertsbridge lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet appointed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Robertsbridge that you're considering.