My god-son is about to exchange on a newly built flat in Locks Heath with a home loan from RBS. His conveyancer has said that there is 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the surveyor 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 RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Are the BSA planning on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Locks Heath?

Lexsure has not been advised of any plans on the part of the BSA to promote such a register.

Just bought a semi-detached house in Locks Heath , What is the estimated time for the Land Registry to record my ownership? My Locks Heath conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.

There is nothing unique when it comes to conveyancing in Locks Heath registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third parties. As of today in the region of three quarters of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Historically registration is effected after the buyer is living at the property thus post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

Due to the encouragement of my in-laws I had a survey completed on a house in Locks Heath in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks will not grant a loan on this type of home.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Locks Heath. Conveyancing will be smoother if you use a solicitor in Locks Heath especially if they are acquainted with such properties in Locks Heath.

I have chosen a Locks Heath conveyancing solicitor for our home move (novice purchasers) and have picked up in the engagement letter that they are not governed by the Financial Conduct Authority. Need I be worried or is that usually the case with conveyancing practitioner?

We can't see why they should be. Most conveyancer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have specific conditions covering monies sitting in their bank.