My nephew is purchasing a new build apartment in Dewsbury with a mortgage from . His solicitor has advised him of a delay in receiving 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 transaction. 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 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 conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I had intended to instruct a property lawyer in Dewsbury for our house purchase. Our broker informed us that our mortgage company won't deal with them. Surely this is unduly restrictive?

Lenders tend to imposes restrictions either the category or the volume of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few lenders have limited the number of firms they use to act for them. Be aware that have no responsibility for the quality of advice provided by any member of Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions about the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Dewsbury only perform a couple conveyances per annum.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Dewsbury?

Its becoming the norm that commercial conveyancing solicitors in Dewsbury will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Dewsbury. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dewsbury.

For every commercial conveyancing transaction in Dewsbury it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Dewsbury commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Dewsbury.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Dewsbury is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dewsbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dewsbury you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dewsbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have been advised by numerous property agents in Dewsbury to locate a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to offer your services rather than a competitor’s?

We refuse to offer any financial incentive for sending work our way. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.