Our son is purchasing a newly built flat in Ivybridge with a mortgage from Skipton. His lawyer 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 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 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.

Are the Ivybridge conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?

Ivybridge conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Ivybridge is the location of the property. Can you offer any assistance?

Flying freeholds in Ivybridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ivybridge you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ivybridge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £250,000 maisonette in Ivybridge in six days. The freeholder has quoted £408 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Ivybridge?

Ivybridge conveyancing on leasehold flats usually involves the buyer’s conveyancer submitting questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries most will be content to do so. They are at liberty to levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is demanded should you wish to sell the property.

Ivybridge Leasehold Conveyancing - Sample of Queries Prior to buying

Who is in charge of the building? Be sure to investigate if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being allowed in in a block in Ivybridge. If you like the flatin Ivybridge but your dog can’t live with you then you have a very hard determination. Generally speaking the outlay for major works are not included within maintenance charges, although there some managing agents in Ivybridge ask leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for larger repairs or maintenance.

At what stage do I incur the Stamp Duty Land Tax chargeable for my Ivybridge flat purchase?

The majority of property lawyers tend to fill out a stamp duty return on your behalf as part of your Ivybridge purchase transaction for signature. On completion your property lawyer will submit your Land Transaction Return Form to the Tax Authorities and - assuming they have the money - settle any land tax liability for you.