Our grandson is in the process of securing a new build apartment in Eccleshall with a mortgage from Santander. His lawyer has said that there is 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 involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander 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 Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I am helping my step-mother sell her property in Eccleshall. Will the conveyancing solicitor arrange the EPC or should I organise this?

Following the demise of Home Information Packs, energy performance certificates became a required component of selling a property. An energy assessment should be commissioned in advance of the property being advertised. This is not something that conveyancers normally arrange. Where you are using a Eccleshall conveyancing practitioner they may be able to arrange EPC’s given their contacts with reputable Eccleshall assessors

When it comes to mortgage companies such as Santander, do Eccleshall conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?

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

We expect to receive a OIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Eccleshall solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Eccleshall solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

five months have elapsed following my purchase conveyancing in Eccleshall completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Eccleshall I like with a park and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Eccleshall for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

My wife and I have appointed a Eccleshall conveyancing solicitor for our home move (novice purchasers) and have spotted in the Ts and Cs that they are not covered by the FCA. Should I be worried or is that the norm with lawyer?

We can't see why they should be. Most conveyancer don't lend money. They will be governed by the SRA, who set specific conditions covering amounts held in their bank.