Our god-son is in the process of securing a house that has just been built in Sandgate with a home loan from Clydesdale. His lawyer has said that there is 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when asked. 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I decided to have a survey completed on a house in Sandgate ahead of appointing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not issue a mortgage on such a house.

It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sandgate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sandgate to see if the conveyancing will be more expensive.

How does the Landlord & Tenant Act 1954 impact my commercial offices in Sandgate and how can your lawyers assist?

The 1954 Act provides protection to commercial tenants, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Sandgate is one of our hundreds of areas of the UK in which the firms we work with are based

I am thinking of appointing a conveyancing solicitor in Sandgate for my home move. Can I check a solicitor's complaints history with the profession’s regulator?

Members of the public can search for published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded call for training reasons.

Can you provide any advice for leasehold conveyancing in Sandgate with the aim of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Sandgate can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives.
The majority of landlords or managing agents in Sandgate charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Sandgate. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Organising a replacement share certificate can be a lengthy formality and slows down many a Sandgate home move. If a reissued share is needed, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Sandgate state that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such changes. Where you fail to have the paperwork to hand you should not communicate with the landlord without contacting your solicitor before hand.

Sandgate Conveyancing for Leasehold Flats - Examples of Queries before buying

How many of the leaseholders are in arrears for their maintenance charge payments? Best to be warned whether a new roof is being installed or some other major work is anticipated to be shared amongst the tenants and will materially increase the the maintenance fees or necessitate a one time invoice. What is the name of the managing agents?