My nephew is purchasing a newly built flat in Rossington with a home loan from Yorkshire BS. His lawyer has said that there is a delay in completing 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 Yorkshire 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 Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We are selling our apartment in Rossington. Will my conveyancer need to be required to be on the Principality conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

I can see plenty of information on this site regarding conveyancing in Rossington but what is your top tip for finding the right conveyancer in Rossington

Do not opt for the lowest Rossington conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am assisting my niece sell her property in Rossington. Does the conveyancing solicitor arrange the energy performance certificate or it is for me to see to?

Following the abolition of Home Packs, energy performance certificates was maintained a mandatory part of moving house. An energy performance certificate should be to hand prior to the property being advertised. This is not as aspect of the sale process that law firms normally arrange. Where you are using a Rossington conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with reputable Rossington assessors

I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Rossington. The Rossington property was put into my name in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in March. Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is chiefly there to pick up on subsales or the wholesaling and assigning of property.

My wife and I own a terraced Georgian house in Rossington. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rossington and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.

How easy is it to change a solicitor as I need to find a Rossington based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

In the event that you have not formally instructed a solicitor to start work and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Rossington that you're considering.