My son-in-law is buying a new build apartment in Cullercoats with a home loan from . His solicitor has said that there is a delay in completing 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 involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the 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 conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

My apartment in Cullercoats is up for sale and I have a buyer. Will the need to be on the conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

Should our lawyer be raising enquiries regarding flooding during the conveyancing in Cullercoats.

Flooding is a growing risk for solicitors carrying out conveyancing in Cullercoats. There are those who buy a house in Cullercoats, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Cullercoats. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to find out whether the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a compensation claim stemming from an inaccurate answer. A purchaser’s solicitors may also order an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations will need to be carried out.

I am buying a new build flat in Cullercoats. Conveyancing is a frightening process 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.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cullercoats

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared.

I'm remortgaging my primary house to a BTL mortgage with and I will use the ballance of the raised equity as a deposit on another property. The location we are talking about is Cullercoats. Will your conveyancers be able to act for both sets of lenders and link together the transactions?

Make use of our comparison tool on this page to check that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer should be able to tie up the two deals but you should talk with you conveyancer and make apparent your desired outcome and requirements.