My god-son is buying a house that has just been built in Magor with a mortgage from Santander. His lawyer has advised him of 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 engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What is the difference between a licensed conveyancer and conveyancing solicitor in Magor

There are many registered licenced Conveyancers in Magor and Solicitor firms in Magor who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am the only beneficiary of my late mum's will and I have everything in my name now, including the house in Magor. The Magor property was put into my name in March. I want to move. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the property in March. Do I have to wait 6 months to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view lenders take of it, depend on the lender as this obligation is chiefly there to pick up on subsales or the quick reselling of properties.

I am currently in the process of buying my council flat in Magor. I have a mortgage offer with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

Given that I will soon spend 450k on 3 bedroom house in Magor I would like to talk to a lawyer concerning theconveyancing in advance of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Magor.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Magor should be the amount on the final invoice that you are charged.

My brother has encouraged me to appoint his conveyancing solicitors in Magor. Do I follow his advice?

No doubt the best way to choose a conveyancing lawyer is to seek guidance from friends or family who have actually previously instructed the conveyancer that you are are thinking of instructing.

I own a leasehold flat in Magor. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Magor who previously acted has long since retired. Do I pay?

First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Magor conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a basement flat in Magor, conveyancing formalities finalised September 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Magor with an extended lease are worth £207,000. The ground rent is £60 invoiced every year. The lease expires on 21st October 2081

With just 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.