Our god-son is buying a newly built flat in Marske and Upleatham with a mortgage from Kent Reliance. His solicitor 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 engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the surveyor 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 Kent Reliance 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 considering applying for a Santander mortgage for purchase of a new build (under development) in Marske and Upleatham with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
What will a local search reveal regarding the property I am buying in Marske and Upleatham?
Marske and Upleatham conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search plays a central role in many a Marske and Upleatham conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
The deeds to our property are lost. The solicitors who did the conveyancing in Marske and Upleatham 10 years ago are no longer around. What are my options?
You no longer need to hold title original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Marske and Upleatham differ for new build properties?
Most buyers of new build property in Marske and Upleatham contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Marske and Upleatham typically acquire the site, 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 conveyancers 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 Marske and Upleatham or who has acted in the same development.
Online research suggests that Marske and Upleatham solicitors are more expensive than Marske and Upleatham conveyancers in Marske and Upleatham when it comes to purchasing a property. So is it better if I use a conveyancer or a solicitor if I am purchasing for my home move in Marske and Upleatham.
When it comes to conveyancing in Marske and Upleatham the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.