My grandson is purchasing a house that has just been built in Beccles with a mortgage from Leeds Building Society. His lawyer 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Leeds Building Society conveyancing panel as a standard part of the process, and to the surveyor 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 Leeds Building Society conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Will lawyers ask for money up-front for conveyancing in Beccles?

Where you are retaining lawyers for conveyancing in Beccles your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the purchase price then this should be required shortly before contracts are exchanged. The final balance that is needed should be transferred a few days prior to the day of completion.

Have just purchased a probate house at auction in Beccles. Conveyancing is needed. What are my next steps?

Now that you have for in every practical sense signed on the dotted line you should choose a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the property. Every auction property will have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to pass this on to the solicitor instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

Does a directory service exist listing Yorkshire BS panel conveyancers in Beccles on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible on the web. Where you are seeking to appoint a Beccles lawyer on the Yorkshire BS please use our facility.

The formalities of my remortgage has taken place for my property in Beccles. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I'm purchasing my first flat in Beccles benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my solicitor about the deal as it could put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Beccles is where the house is located. Can you shed any light on this issue?

Flying freeholds in Beccles are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beccles you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beccles 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.