My nephew is in the process of securing a house that has just been built in Par with a home loan from Santander. His conveyancer 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 involved in the transaction. 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 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Par. Do I collect the keys to the premises on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Par?

On the day of completion you will not be required to attend the conveyancers office in Par. Your solicitors will transfer the purchase money to the owner’s lawyers, and once they have received this, you should be called to collect the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

We were going to get a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Par solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Par 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 months of negotiation I have agreed a price on a house in Par. My financial adviser suggested a lawyer. I paid an advanced payment of £175. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What can a local search tell me concerning the property I am purchasing in Par?

Par conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search is essential in every Par conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

The estate agent has sent us the confirmation of our purchase of a new build flat in Par. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Par

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I am about to part with 450k on a property in Par I would like to talk to a solicitor concerning theconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your conveyancing in Par.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Par should be the figure that you are charged.