My son-in-law is in the process of securing a newly built flat in Dartmouth with a home loan from Bank of Ireland. His solicitor has said that there is a delay in completing 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 purchase. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland 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 Bank of Ireland 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 purchasing a flat and require a conveyancing solicitor in Dartmouth who is on the Bank of Ireland conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Dartmouth. We dont recommend any particular firm.

Are there restrictive covenants that are commonly identified during conveyancing in Dartmouth?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Dartmouth. 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…’

I am looking to sell my house. My former conveyancers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Dartmouth if that makes a difference.

Please use our search tool to help you find a solicitor for your conveyancing in Dartmouth. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

Can you provide any top tips for leasehold conveyancing in Dartmouth with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Dartmouth can be reduced where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ lawyers.
If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Dartmouth conveyancing deal. Where a new share is necessary, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled. Some Dartmouth leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I inherited a 1 bedroom flat in Dartmouth, conveyancing was carried out in 2004. Can you work out an approximate cost of a lease extension? Similar flats in Dartmouth with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2075

With 50 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.