Much to our surprise we have been told by our mortgage broker that my Cookley the law firm I have appointed is not on the mortgage company Solicitor panel. What can I do to check?

You need to contact your Cookley conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

My god-son is buying a new build apartment in Cookley with a home loan from Skipton. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

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

It is 10 years ago since I purchased my house in Cookley. Conveyancing solicitors have just been appointed on the sale but I am unable to find the title deeds. Is this a major issue?

Don’t worry too much. Firstly there is a chance that the deeds will be kept by your mortgage company or they could stored with the lawyers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Cookley relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.

We are purchasing a house and the lawyer has identified Chancel Repair for which the house may be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Cookley

Unless a previous purchase of the property completed after 12 October 2013 you can take it that lawyers conducting conveyancing in Cookley to remain recommending a chancel search and or chancel repair liability insurance.

I am purchasing my first flat in Cookley with a loan from TSB. The builders would not move on the price so I negotiated 6k of extras instead. The house builders rep advised me not disclose to my lawyer about the deal as it could put at risk my mortgage with TSB. Do I keep my lawyer in the dark?.

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.