My nephew is about to exchange on a new build apartment in Strawberry Hill with a mortgage from Skipton. 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 form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Skipton 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 Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We wanted to use a property lawyer in Strawberry Hill for our house purchase. Our broker informed us that our bank Lloyds TSB Bank won't deal with them. Why is this not regarded as unfair competition?

Lenders ordinarily restrict either the type or the amount of conveyancing practices on their panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few banks have decided to limit the number of firms they use to represent them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are mixed opinions concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Strawberry Hill only perform very few conveyances per annum.

My wife and I are purchasing a flat in Strawberry Hill. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

When it comes to mortgage companies such as Kent Reliance, do Strawberry Hill conveyancing practitioners incur an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

My wife and I have arranged a further advance on our mortgage from Santander as we want to carry out renovations to our property in Strawberry Hill. Do we need to select a high street Strawberry Hill solicitor on the Santander conveyancing panel to handle the paperwork?

Santander would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

Just had an offer accepted on a new build flat in Strawberry Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Strawberry Hill

Please supply a car parking plan. Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I have read on various consumer advice websites that when selecting a conveyancing solicitors they need approved by your mortgage company. It happens to be my first house move but I have an AIP via Nat West Bank and I already have a local conveyancing lawyer in Strawberry Hill at the ready. Will Virgin Money need an approved solicitor to be instructed? Does a directory of panel conveyancers even exist for my conveyancing in Strawberry Hill?

You should choose a solicitor that is on the Virgin Money panel. Simply ring your preferred Strawberry Hill conveyancing lawyer to check if they are on the Virgin Money panel. If they are not on the panel you have numerous choices open to you here:

• Complete the deal with your chosen Strawberry Hill property lawyer but Virgin Money will need to appoint a conveyancer on their approved panel. The net result is additional cost together with probable frustration.
• Get a fresh solicitor to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Appeal to your solicitor to attempt to join the lender panel.