Our grandson is in the process of securing a newly built flat in Caergwrle with a home loan from Co-operative. 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 involved in the purchase. 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 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 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 there a reason why leasehold purchase conveyancing in Caergwrle costs more?

The conveyancing charges on a leasehold property in Caergwrle is often more expensive than on a freehold property. This is due to the extra work required in liaising with the landlord and managing agents to obtain evidence about whether the rent and maintenance charges have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to use a Caergwrle based conveyancing firm?

Do check but the the probability is that give you one of their panel conveyancers if you accept the "fee-free" offer. Speak to the lender to determine if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Caergwrle.

I am helping my niece sell her flat in Caergwrle. Does the conveyancing solicitor order an energy performance certificate or do I organise this?

After the demise of HIPs, energy performance certificates was retained a required component of moving house. An energy assessment needs to be commissioned in advance of the property being marketed. This is not something that lawyers normally arrange. Where you are using a Caergwrle conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with reputable Caergwrle assessors

I am being told by my conveyancer that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Caergwrle conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

Lloyds have agreed my mortgage in principle, my offer on a flat in Caergwrle has been agreed to, now what?

Your property agent will want to be advised as to your solicitor's details (make sure the conveyancers are on the lender’s panel). Call up Lloyds or your broker and finalise any relevant documentation. Lloyds will appoint a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Lloyds will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Caergwrle.

I am buying a new build house in Caergwrle with a loan from Bank of Ireland. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my solicitor about this extras as it will impact my loan with the bank. Should I keep quiet?.

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.