My nephew is buying a new build apartment in Tregaron with a home loan from Coventry BS. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Can you explain why leasehold purchase conveyancing in Tregaron costs more?

The conveyancing costs on a leasehold property in Tregaron is often higher as compared to a freehold property. This is because there is an amount of extra work required in corresponding with the freeholder and managing agents to collate the evidence about whether the rent and service fee have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.

My aunt pointed out to me me that in buying a property in Tregaron there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Tregaron which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Tregaron should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We expect to receive a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Tregaron solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Tregaron solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

After shopping around on the internet I have found a Tregaron conveyancer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tregaron surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm purchasing a new build house in Tregaron with a loan from Barclays Direct. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not reveal to my conveyancer about this deal as it would put at risk my mortgage with the lender. Is this normal?.

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.

My father has recommend that I use his lawyers for conveyancing in Tregaron. Should I find my own conveyancer?

Much as we are happy to recommend a Tregaron conveyancing lawyer the ideal way to find a conveyancing lawyer is to seek feedback from friends or family who have previously instructed the conveyancer that you are considering.