My nephew is in the process of securing a newly built flat in England Springs with a home loan from Clydesdale. His conveyancer has advised him of 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 document 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 Clydesdale 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 Clydesdale 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 a dozen years since I acquired my house in England Springs. Conveyancing lawyers have recently been appointed on the sale but I can't locate the deeds. Is this a major issue?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in England Springs relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

After researching moneysavingexpert.com for an affordable lawyer in England Springs, many comment that I must use a CQS kitemarked lawyer. Can you explain what CQS is?

England Springs Conveyancing Quality Scheme law firms have achieved accreditation under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the home moving process. CQS enables home movers to identify solicitor firms that provide a quality residential conveyancing. England Springs is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

A colleague suggested that if I am purchasing in England Springs I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard England Springs conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about England Springs around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, England Springs Education with plans and statistics, Local Amenities and other useful data concerning England Springs.

Planning to sign contracts shortly on a ground floor flat in England Springs. Conveyancing lawyers inform me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in England Springs should include some of the following:

Will you be prohibited or prevented from having pets in the property? Ground rent - how much and when is collected, and also know whether this is subject to change The physical extent of the property. This could be the apartment itself but may incorporate a loft or storage are if applicable. if lease caters for for a reserve fund?

I bought a split level flat in England Springs, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in England Springs with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2089

You have 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.