Our nephew is about to exchange on a newly built flat in Gilberdyke with a home loan from Coventry BS. His solicitor has said that there is 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 form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Coventry BS 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 Coventry BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Should my conveyancer be raising questions concerning flooding during the conveyancing in Gilberdyke.

The risk of flooding is if increasing concern for solicitors dealing with homes in Gilberdyke. There are those who buy a property in Gilberdyke, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their solicitors which should give them a better appreciation of the risks in Gilberdyke. The standard information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a purchaser could issue a claim for damages as a result of such an incorrect reply. The buyer’s solicitors should also carry out an enviro report. This should reveal if there is any known flood risk. If so, additional inquiries should be initiated.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who handled the conveyancing in Gilberdyke 10 years ago no longer exist. What do I do?

Gone are the days when you need to have the physical original deeds to evidence that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

I'm buying a new build house in Gilberdyke with a loan from The Mortgage Works. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the side-deal as it could impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been advised by two or three local selling agents in Gilberdyke to find a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to recommend your site ahead of a competitor’s?

We don’t make any financial incentive for sending work in our direction. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.