Our god-son is purchasing a new build apartment in Romney with a mortgage from Skipton. His conveyancer has advised him of 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 form 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 Skipton conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

How does conveyancing in Romney differ for newly converted properties?

Most buyers of new build premises in Romney approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Romney typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Romney or who has acted in the same development.

I opted to have a survey done on a property in Romney prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend not grant a loan on such a house.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you e-mail us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Romney. Conveyancing may be slightly more expensive based on your lender's requirements.

Due to sign contracts shortly on a leasehold property in Romney. Conveyancing solicitors assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Romney should include some of the following:

Information as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the more general rights a lessee enjoys The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What the implications are if you have breached the provisions of the lease? You should be sent a copy of the lease

I inherited a 1 bedroom flat in Romney, conveyancing was carried out in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Romney with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2080

You have 55 years unexpired the likely cost is going to span between £31,400 and £36,200 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.

I am purchasing a flat with all finances in place. My solicitor has been given with 2 distinct proof of photo identification, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Romney conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.