Our son-in-law is buying a newly built flat in Bury with a home loan from . His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

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

We note that you have a search directory identifying firms on the conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Bury?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bury.

I am helping my mother sell her flat in Bury. Will the conveyancer commission an energy assessment or it is for me to coordinate?

Following the abolition of Home Packs, energy performance certificates was kept a required part of moving house. An energy performance certificate must be to hand before the property is put on the market. It is not something that law firms ordinarily arrange. Where you are instructing a Bury conveyancing solicitor they may be able to arrange EPC’s due to their contacts with reputable local energy assessors

How can we tell if a Bury conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Bury getting recommendations is a sensible start. 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 advocate that you speak with the lawyer handling your conveyancing.

I have a mortgage with for my property in Bury. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

You must advise in advance of letting out your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel firm.

What can a local search inform me concerning the property my wife and I purchasing in Bury?

Bury conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays an important role in many a Bury conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I'm buying my first flat in Bury with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not disclose to my lawyer about this side-deal as it could affect my loan with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.