Our god-son is in the process of securing a new build apartment in Euxton with a mortgage from Santander. His lawyer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

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

In what way does my ID and proof of funds have anything to do with my conveyancing in Euxton? What am I being asked for?

In order to comply with Money Laundering Regulations any Euxton conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.

Under Money Laundering Regulations, conveyancers are duty bound to ascertain not simply the identity of conveyancing clients but also the origin of fund that they receive in respect of any matter. An unwillingness to disclose this will result in your solicitor ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your conveyancers are duty bound to make a disclosure to the appropriate authorities should they believe that any monies received by them may contravene the Money Laundering Regulations.

I am assisting my niece sell her property in Euxton. Does the conveyancing solicitor commission the EPC or do I organise this?

After the demise of Home Information Packs, energy assessments remained a mandatory element of selling a house. An energy performance certificate needs to be to hand in advance of the property being placed on the market. It is not something that conveyancers ordinarily organise. If you are instructing a Euxton conveyancing lawyer they might help arrange energy assessments given their contacts with long established local accredited person

A colleague pointed out to me me that in buying a property in Euxton there may be a number of restrictions preventing external changes to the property. Is this right?

We are aware of anumerous of properties in Euxton which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Euxton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My offer was accepted on a property in Euxton on 25/6/2025, valuation was booked 3 days later, all came back fine. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

What does commercial conveyancing in Euxton cover?

Commercial conveyancing in Euxton incorporates a broad range of services, given by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Harry (my fiance) and I may need to sub-let our Euxton ground floor flat for a while due to a career opportunity. We instructed a Euxton conveyancing practice in 2004 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Some leases for properties in Euxton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I invested in buying a 1 bedroom flat in Euxton, conveyancing was carried out December 1998. How much will my lease extension cost? Comparable flats in Euxton with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2086

With 61 years left to run we estimate the price of your lease extension to be between £19,000 and £22,000 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.