Our god-son is in the process of securing a house that has just been built in Rotherham with a home loan from UBS. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form 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 UBS 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 UBS 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 is a decade since I bought my house in Rotherham. Conveyancing solicitors have recently been instructed on the sale but I am unable to find the deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be retained by your lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Rotherham involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

We're FTB’s - agreed a price, but the selling agent has warned us that the vendor will only proceed if we appoint the agent's recommended lawyers as they need an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Rotherham

We suspect that the seller is not behind this ultimatum. If they want ‘a quick sale', alienating a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your own,trusted Rotherham conveyancing solicitors - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing thresholds set by senior management.

Back In 2003, I bought a leasehold flat in Rotherham. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Rotherham who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. You do not need to instruct a Rotherham conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Rotherham Leasehold Conveyancing - Sample of Queries before Purchasing

Generally speaking the cost for major works are not included within service charges, although some managing agents in Rotherham ask leaseholders to pay into a sinking fund and this is used to offset against major repairs or maintenance. What is the yearly service fee and ground rent? Its a good idea to discover as much as possible about the company managing the building as they can either make living at the property much simpler or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical matters like the upkeep of the common parts. Enquire of prospective neighbours what they think of them. In conclusion, investigate as to the dates that the maintenance charges are due to the managing agents and precisely what it includes.

Do online conveyancing organisations undertake everything a high street Rotherham solicitor does or must I use a solicitor for the final stages for my conveyancing in Rotherham?

If you instruct an online conveyancer they will cover all the things your Rotherham conveyancer would cover.