Our son-in-law is in the process of securing a newly built flat in Wem with a home loan from . His lawyer has advised him of a delay in completing 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the 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 conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Do the Building Society Association intend to launch a searchable register to to identify solicitors on the conveyancing panel for example in Wem?

We have not been informed any intention on the part of the BSA to promote such a search facility.

I am buying a property and the lawyer has mentioned Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this really required for conveyancing in Wem

Unless a prior acquisition of the house completed post 12 October 2013 you can assume that solicitors carrying out conveyancing in Wem to continue to recommend a chancel search and or insurance against a claim.

What is different about your site and other web based conveyancing brokers for conveyancing in Wem?

At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Wem. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most kickback, not the best value conveyancing in Wem

There are only Fifty years remaining on my lease in Wem. I now wish to extend my lease but my freeholder is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. On the whole an enquiry agent would be helpful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Wem.

I invested in buying a ground floor flat in Wem, conveyancing having been completed 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Wem with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.