My grandson is buying a house that has just been built in Church Village with a mortgage from RBS. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

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

I happen to be the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Church Village. The Church Village property was put into my name in August. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is principally there to capture subsales or the quick reselling of property.

Is it the case that all Church Village conveyancing solicitors on the Co-operative conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.

Intending to buy a apartment in Church Village. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Church Village lawyer is on the Principality conveyancing panel.

What does a local search inform me concerning the property I am buying in Church Village?

Church Village conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays a central part in many a Church Village conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the property (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 thirteen topic areas.

The estate agent has sent us the confirmation of our purchase of a new build flat in Church Village. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Church Village

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Last April I purchased a leasehold flat in Church Village. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a basement flat in Church Village, conveyancing formalities finalised February 2002. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Church Village with an extended lease are worth £260,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2100

You have 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.