Our son is in the process of securing a new build apartment in Botany Bay with a mortgage from RBS. 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 transaction. 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 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is a dozen years since I purchased my house in Botany Bay. Conveyancing solicitors have recently been instructed on the sale but I can't find the deeds. Is this a problem?
Don’t worry too much. First the deeds may be kept by the mortgage company or they could still be with the conveyancers who oversaw your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Botany Bay involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Botany Bay lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Planning on purchasing a flat in Botany Bay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative 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 Botany Bay lawyer is on the Co-operative conveyancing panel.
My offer on a semi in Botany Bay has been accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and are looking at other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Botany Bay. What do I do now? At what stage should I apply for the mortgage with Virgin Money?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Botany Bay conveyancing search fees, etc). First, you should check that your conveyancer is on the Virgin Money conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they request their lawyer to press on with searches.
What makes your site different to alternative web based conveyancing solicitors when it comes to conveyancing in Botany Bay?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Botany Bay. Unlike many estate agents and many comparison sites we do not have commission arrangements with solicitors. Some agents and online brokers 'recommend' solicitors who pay the most commission, rather than the best value conveyancing in Botany Bay
In my capacity as executor for the will of my grandfather I am disposing of a property in Neath but I am based in Botany Bay. My solicitor (approximately 235 miles awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Botany Bay who can witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Botany Bay based