Our son-in-law is in the process of securing a new build apartment in Nantwich with a home loan from Bank of Ireland. His lawyer has advised him of a delay in receiving 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland 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 Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Nantwich. Do I receive the keys to the house on completion from my solicitor? If so, I will use a High Street conveyancing solicitor in Nantwich?

On the day of completion you will not be required to attend the conveyancers office in Nantwich. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

We previously instructed conveyancers located in Nantwich on the Barclays solicitor panel. They are now charging me a separate fee for handling the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not dictated by Barclays but by your Nantwich conveyancing practitioner. Some firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.

I am selling my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Nantwich solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly picked up during conveyancing in Nantwich?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Nantwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing a new build house in Nantwich with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my lawyer about this deal as it could impact my loan with Aldermore. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Nantwich cover?

Nantwich conveyancing for business premises covers a broad array of advice, given by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, 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 mortgages and the termination of leases.