My son-in-law is purchasing a new build apartment in Tregaron with a mortgage from Barclays. His conveyancer has advised him of 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 document 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 Barclays conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I purchased a renovated Georgian property in Tregaron. Conveyancing lawyer represented me and Bank of Ireland. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tregaron and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who conducted the work.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Tregaron I like with open areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Tregaron for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

My father-in-law has recommend that I use his conveyancing solicitors in Tregaron. Should I find my own property lawyer?

Much as we are happy to recommend a Tregaron conveyancing lawyer the ideal way to select a conveyancing solicitor is to seek recommendations from friends or family who have previously instructed the conveyancer you're are thinking of instructing.

Is there a reason that Tregaron conveyancing fees are higher for leasehold and freehold properties?

Leasehold conveyancing in Tregaron more often than not will involve additional due diligence for instance investigating the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.