My grandson is buying a house that has just been built in Rossendale with a mortgage from Coventry BS. His conveyancer has said that there is 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 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 Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am assisting my sister sell her flat in Rossendale. Will the solicitor order an EPC or do I organise this?

Following the abolition of Home Packs, EPC’s was retained a mandatory part of moving property. An energy assessment must be commissioned prior to the property being advertised. It is not something that conveyancers normally arrange. Where you are using a Rossendale conveyancing solicitor they might be able to arrange EPC’s due to their contacts with long established local energy assessors

A relative advised me that in buying a property in Rossendale there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Rossendale which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Rossendale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Last month we had a mortgage agreed in principle with Skipton. Rossendale conveyancing solicitors were chosen. How long does it take for Skipton to issue the offer to the solicitor?

Some lenders take longer than others. Have Skipton conducted the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying a house and the solicitor has raised the issue of Chancel Repair to which the house may be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Rossendale

Unless a previous purchase of the house completed post 12 October 2013 you could assume that lawyers carrying out conveyancing in Rossendale to remain encouraging a chancel search and or chancel repair liability insurance.

Is it possible to swap firm as I need to select one who is on the Barclays Direct conveyancing list. I was using a high street conveyancing solicitor in Rossendale five minutes from me but he is not approved by Barclays Direct

We will our best to assist in finding you a conveyancing solicitor in Rossendale on the Barclays Direct panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Rossendale. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Rossendale.

I have read on various consumer advice websites that before choosing a conveyancing firm they need approved by your lender. I am a FTB but I have an offer in principle with Halifax and I already have a bricks and morter conveyancing solicitor in Rossendale at the ready. Will Santander require an approved lawyer to be used? Does a list of panel firms even exist for my conveyancing in Rossendale?

You should use a solicitor that is on the Santander panel. Simply call your preferred Rossendale conveyancing solicitor to check if they are on the Santander panel. If they are not on the panel you have a couple of alternatives available to you here:

• Carry on with your existing Rossendale property lawyer but Santander will need to instruct a conveyancing practitioner from their approved panel. The net result is additional charges and likely interruption.
• Choose a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
• Convince your lawyer to pull out all the stops to join the Santander panel of solicitors.