My son is in the process of securing a house that has just been built in Elmswell with a home loan from Nationwide. His conveyancer has said that there is a delay in receiving 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 Nationwide conveyancing panel as a standard part of the process, and to the surveyor 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I have been referred to a conveyancing solicitor in Elmswell. I I am struggling to find out if they are on the Barclays Direct approved list of lawyers. Could you advise?

The first thing to do is call the solicitor and ask them whether they are on the lender panel. Alternatively you can call Barclays Direct who may be able to confirm.

Will our conveyancer be raising questions about flooding as part of the conveyancing in Elmswell.

The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Elmswell. There are those who buy a property in Elmswell, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Elmswell. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the seller, then a buyer could issue a claim for damages stemming from an incorrect answer. A buyer’s solicitors may also order an environmental report. This should indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Elmswell is the location of the property. Is there any advice you can impart?

Flying freeholds in Elmswell 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 Elmswell you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elmswell 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 property.

How do I identify a Elmswell law firm on the Birmingham Midshires conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the lawyer.

You can use the facility on this page. Please select a lender and your location and you will see a number of Elmswell conveyancing lawyers based on proximity. We have listed some Elmswell conveyancing firms towards the end of this page and you can ring them to check whether they are on the Birmingham Midshires approved list