My grandson is in the process of securing a new build apartment in Stone Cross with a mortgage from Santander. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
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.
I own a freehold property in Stone Cross but still invoiced for rent, why is this and what is this?
It is rare for properties in Stone Cross and has limited impact for conveyancing in Stone Cross but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
Are the BSA planning on creating a online directory to list practices on the Earl Shilton BS conveyancing panel for instance in Stone Cross?
We would not expect to be advised of any intention on the part of the BSA to develop such a register.
My aunt pointed out to me me that in buying a property in Stone Cross there may be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Stone Cross which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Stone Cross should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After weeks of negotiation I have agreed a price on a house in Stone Cross. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in Stone Cross. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stone Cross property lawyer is on the Skipton conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Stone Cross?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Stone Cross. 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…’