My son-in-law is about to exchange on a new build apartment in Sturminster Newton with a mortgage from Skipton. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

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

Can I be sure that the Sturminster Newton conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Sturminster Newton obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.

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

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Sturminster Newton is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will my conveyancer be making enquiries regarding flooding as part of the conveyancing in Sturminster Newton.

Flooding is a growing risk for lawyers dealing with homes in Sturminster Newton. There are those who buy a property in Sturminster Newton, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Sturminster Newton. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out whether the property has ever been flooded. If flooding has previously occurred which is not notified by the seller, then a buyer could bring a legal claim for losses stemming from an incorrect answer. The purchaser’s lawyers should also conduct an enviro search. This should indicate if there is any known flood risk. If so, further inquiries will need to be carried out.

Have completed on a a terraced house in Sturminster Newton , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Sturminster Newton conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.

As far as conveyancing in Sturminster Newton registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. As of today roughly three quarters of submission are completed in less than three weeks but occasionally there can be longer delays. Registration takes place after the purchaser is living at the premises so an expedited registration is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.

What makes a Sturminster Newton lease unacceptable for security purposes?

Leasehold conveyancing in Sturminster Newton is not unique. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the property

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Coventry Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

I invested in buying a 1st floor flat in Sturminster Newton, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Sturminster Newton with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2082

With only 57 years left to run we estimate the price of your lease extension to span between £26,600 and £30,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.