My grandson is in the process of securing a newly built flat in Miles Platting with a mortgage from UBS. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

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

is it true that all Miles Platting solicitor firms on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.

I have decided to exercise my right to buy my property in Miles Platting off the council. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

It is not clear whether my lender requires a lease extension. I have called into my local Miles Platting bank branch on numerous occasions and was told they are content with the situation and they will lend. My Miles Platting conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?

As long as the lawyer is on the lender approved list, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have been told that property searches are a common cause of obstruction in Miles Platting conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Miles Platting.

My husband and I are new on the property ladder - had an offer accepted, yet the estate agent advised that the seller will only move forward if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Miles Platting

It is improbable the sellers are behind this. If they desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Contact the vendors directly and explain that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to use your own,trusted Miles Platting conveyancing firm - not the ones that will provide their negotiator at the agency a commission or meet his conveyancing figures pre-set by head office.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Miles Platting. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Miles Platting ?

The majority of houses in Miles Platting are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Miles Platting in which case you should be shopping around for a Miles Platting conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will advise you fully on all the issues.

I invested in buying a 1st floor flat in Miles Platting, conveyancing was carried out in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Miles Platting with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2096

With only 71 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.