My son is purchasing a house that has just been built in Brierley Hill with a mortgage from Lloyds. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form 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 Lloyds 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 Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am purchasing my first flat in Brierley Hill benefiting from help to buy. The builders refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the deal as it could adversely affect my loan with Godiva Mortgages Ltd. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been pointed in your direction by a number of estate agents in Brierley Hill to find a solicitor on your site. Is there a financial incentive for Estate Agents to offer your services over alternative conveyancing organisations?

We refuse to make any financial incentive for directing people our way. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

There are only Seventy years left on my lease in Brierley Hill. I now want to get lease extension but my landlord is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the freeholder. On the whole a specialist should be helpful to conduct investigations and to produce a report to be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Brierley Hill.

Brierley Hill Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Make sure you find out if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Brierley Hill. If you like the apartmentin Brierley Hill however your cat can’t make the move with you then you have a very hard choice. Where a Brierley Hill lease has less than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Brierley Hilllease extensions you will need to own the premises for 24 months in order to be entitled to extend the lease. What restrictions are contained in the Brierley Hill Lease?

I am an executor of my recently deceased parent's Will, with a house in Brierley Hill which is to be sold. The property is unregistered at HMLR and I'm advised that many EAs will insist that it is completed before they will proceed. What's the procedure for this?

In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.