Our grandson is about to exchange on a newly built flat in Beddau with a mortgage from Co-operative. His solicitor has said that there is 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 Co-operative 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 Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Is it the case that all Beddau CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

I am expecting a OIP from Clydesdale this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Beddau solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

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

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Beddau solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been told that property searches are the primary reason for obstruction in Beddau house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Beddau.

My husband and I are 18 days into a residential purchase having been directed to conveyancers by the selling agent to handle our conveyancing in Beddau. I am not happy. Could you you assist me in finding new lawyers?

A lawyer would have to be very bad in order to consider changing them. Has the loan offer been issued? If so you need to advise them of the new conveyancer and have the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid supplemental charges and frustration. That should be your first question of the new lawyers. The search tool should help you find a lender approved solicitor for your conveyancing in Beddau

I own a leasehold house in Beddau. Conveyancing and Skipton Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Beddau who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Beddau conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a garden flat in Beddau, conveyancing having been completed in 1995. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Beddau with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease terminates on 21st October 2090

With 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.