Our grandson is in the process of securing a newly built flat in Ramsgate with a mortgage from RBS. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form 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 RBS 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Having sold my house in Ramsgate last June yet the purchaser is telephoning me to moan that his lawyer needs to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your sale your solicitor should send the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also confirm that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There is unlikely to be post completion steps just for conveyancing in Ramsgate.
My wife and I own a semi-detached Victorian house in Ramsgate. Conveyancing solicitor represented me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ramsgate and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the purchase.
Due to the advice of my in-laws I had a survey completed on a house in Ramsgate ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to issue a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ramsgate. Conveyancing will be smoother if you use a solicitor in Ramsgate especially if they are familiar with such properties in Ramsgate.
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