Our son-in-law is about to exchange on a newly built flat in Benllech with a home loan from Santander. His solicitor 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 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 Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I own a freehold property in Benllech but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Benllech and has limited impact for conveyancing in Benllech but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Various internet forums that I have frequented warn that are a common cause of obstruction in Benllech house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Benllech.

Due to the advice of my in-laws I had a survey completed on a house in Benllech in advance of retaining lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks may not give a mortgage on this type of property.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Benllech. Conveyancing may be slightly more expensive based on your lender's requirements.

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At this site obtain an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Benllech. As opposed to estate agents and brokerage sites we are not in the business of charging firms a commission if you instruct them for your property ownership legalities in Benllech