Our son is purchasing a new build apartment in Flackwell Heath with a mortgage from . His solicitor has said that there is 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 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.

Are all Flackwell Heath Conveyancing Quality Solicitors on the conveyancing panel?

It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

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

When it comes to conveyancing in Flackwell Heath obtaining recommendations is a good 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 which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.

Last month we had a mortgage agreed in principle with . Flackwell Heath conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have completed the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Have purchased a a semi-detached house in Flackwell Heath , What is the estimated time for the Land Registry to register my ownership? My Flackwell Heath conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are dealt with.

There is nothing unique about conveyancing in Flackwell Heath registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser has moved in to the property so post completion formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.

I am buying my first flat in Flackwell Heath with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not inform my solicitor about the side-deal as it would impact my mortgage with the bank. Is this normal?.

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.

Should I be suspicious that third parties that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Flackwell Heath conveyancing practice?

As is the case with many service providers, often recommendations from relatives can be worth their weight in gold. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and banks may recommend conveyancers to use. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You have the discretion to select your own lawyer. However, bear in mind that some lenders have an approved list of solicitors you are obliged to use for the lender related work in your home move.